905 Daniel Boone · Green River, WY 82935

$43,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 60 Days on market

Built 1995 Fair condition $35/sqft · 53% below area $606/mo HOA · 55% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• En suite bathroom
• Well-located
• Functional layout

Tags

• WELL-LOCATED
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOM
• PRIVATE PRIMARY SUITE
• EN SUITE BATHROOM
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• HOA & community: Homeowners association with a $606 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/Mfd detached
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Disposal
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $39k (8.4% below list).
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $39k (8.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.9% in Green River — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#19 in WY, #4,785 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Sweetwater County School District #2 (town): math 62% / reading 61% proficiency, ranked #6 of 41 in WY (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lincoln Middle School (math 59% / reading 58%, grade B, #21 of 55 statewide, top 39%, 557 students, 27% FRL).
• Market conditions: 75 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent.

Recommended offer $39,400 (8.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.59% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 3.2

CMA / ARV

• ARV (median comp): $90,833
• List price: $43,000
• Delta: -52.66%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Homestead Dr	0.16mi	2/1.2 (-1)	1,280 (+5%)	14mo	$108,500	$85	63
624 Evers St	0.56mi	3/1.5	1,275 (+5%)	7mo	$170,000	$133	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.32×
• Total profit: $-8,163
• Equity at exit: $6,411

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-7,568
• Equity at exit: $3,718

Cash invested: $12,040 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Wyoming: 90 Strongly Landlord-Friendly · R+25
• County: — inherits STATE
• City: — inherits STATE

3-day notice; strongly landlord-favorable; small market.

Methodology + full state rankings →

ZIP-level market 82935

• Active inventory: 75
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$606
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-25

Break-even live

Break-even rent $1,143

Max offer price $39,400

Occupancy floor 97%

Sensitivity live

Price	-10% $5	-5% $-10	+0% $-25	+5% $-40	+10% $-55
Rent	-10% $-113	-5% $-69	+0% $-25	+5% $19	+10% $63
Rate	-1.0pp $-3	-0.5pp $-14	base $-25	+0.5pp $-36	+1.0pp $-47

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $606 · $7,272/yr

Listing history 17 events

1. 2026-06-19
   days on market $43,000 Active 60 DOM
2. 2026-06-18
   days on market $43,000 Active 59 DOM
3. 2026-06-17
   days on market $43,000 Active 58 DOM
4. 2026-06-16
   days on market $43,000 Active 57 DOM
5. 2026-06-15
   days on market $43,000 Active 56 DOM
6. 2026-06-14
   days on market $43,000 Active 54 DOM
7. 2026-06-12
   days on market $43,000 Active 53 DOM
8. 2026-06-09
   days on market $43,000 Active 50 DOM
9. 2026-06-08
   days on market $43,000 Active 49 DOM
10. 2026-06-07
    days on market $43,000 Active 48 DOM
11. 2026-06-05
    days on market $43,000 Active 45 DOM
12. 2026-06-03
    days on market $43,000 Active 44 DOM
13. 2026-06-02
    days on market $43,000 Active 43 DOM
14. 2026-06-01
    days on market $43,000 Active 42 DOM
15. 2026-05-31
    days on market $43,000 Active 41 DOM
16. 2026-05-30
    days on market $43,000 Active 40 DOM
17. 2026-04-20
    listed $43,000 Active 904-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,341
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − HOA: −$7,272
• − Depreciation: −$1,251
• Taxable loss: −$585
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $-158/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, including exterior siding and paint, to improve its condition and value.

Repairs flagged

• Major exterior siding — visible wear and tear
• Major roof — not visible
• Major exterior paint — visible wear and tear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both repair exterior siding — improves structural integrity and appearance
• Both update flooring — modernizes the home and improves aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · visible wear and tear	Major	$15,000–50,000
roof · not visible	Major	$15,000–50,000
exterior paint · visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both repair exterior siding — improves structural integrity and appearance ↑
• Both update flooring — modernizes the home and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sweetwater County School District #2
• NCES district ID: 5605762
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $69,339
• Composite: 54.18/100
• National rank: #1379
• State rank: #6 of 41 in WY

Livability — Green River

• Score: 74/100
• State rank: #19
• US rank: #4785

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Green River, WY
• Population (ZIP): 12,135

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 10%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 6% Portuguese 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -306.53%
• Current HPI: 158.3212
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-20 Listed $43,000 WMLS