111 N Forest #55 Dr · Casper, WY 82609

$62,500

2 bd · 1.0 ba · 784 sqft · Other · 16 Days on market

Built 2025 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated, very well kept Mobile Home located in a peaceful neighborhood. Featuring 3 bedrooms(primary suite with private bath) 2 bathrooms, newer windows, central air, updated flooring & much more!! Monthly lot rent is $683, plus utilities. An application is required and can be submitted at www. bayshorehomesales.com under Terrace Community. Listing presented by Janae Rude, Call/Text Rogue Agents with eXp Realty @ 307-243-4551

Key facts

• Built 2025
• Listed 15 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured detached)
• Construction: Vinyl siding
• Exterior features: Deck; Shed(s); Located on a cul-de-sac

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 135 active listings in the ZIP; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 13y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.12% ✓
• Cap rate: 18.06%
• Cash-on-cash: 42.01%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.62×
• Total profit: $28,330
• Equity at exit: $9,319

10-year hold

• IRR: 44.5%
• Equity multiple: 5.15×
• Total profit: $72,625
• Equity at exit: $5,404

Cash invested: $17,500 (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 82609

• Rents YoY: 2.6%
• Active inventory: 135
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $613

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 49%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $62,500 Active 16 DOM
2. 2026-06-18
   days on market $62,500 Active 15 DOM
3. 2026-06-17
   days on market $62,500 Active 14 DOM
4. 2026-06-17
   days on market $62,500 Active 13 DOM
5. 2026-06-15
   days on market $62,500 Active 12 DOM
6. 2026-06-14
   days on market $62,500 Active 10 DOM
7. 2026-06-13
   pricedays on market $62,500 Active 9 DOM
8. 2026-06-10
   days on market $70,000 Active 7 DOM
9. 2026-06-09
   days on market $70,000 Active 6 DOM
10. 2026-06-08
    days on market $70,000 Active 5 DOM
11. 2026-06-07
    days on market $70,000 Active 4 DOM
12. 2026-06-03
    listed $70,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 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: $15,867
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$1,818
• Taxable income: $6,759
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $5,730/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2019 single-wide manufactured home is in good condition with modern updates and a good location. It's move-in ready with minor maintenance needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace window seals — improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace window seals — improves energy efficiency ↑

ⓘ 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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 18,714
• Household income: $71,010
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 457.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Portuguese 5% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.28%
• Current HPI: 172.1146
• Rent YoY: ▲ 2.56%
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+77.2% since first listed

47 events — show timeline

• 2026-06-03 Listed $70,000 WMLS
• 2026-05-13 Sold (MLS) — WMLS
• 2026-05-01 Sold (MLS) — WMLS
• 2026-04-28 Pending — WMLS
• 2026-04-03 Listed $38,000 WMLS
• 2026-02-23 Sold (MLS) — WMLS
• 2026-02-11 Price Changed $50,000 WMLS
• 2026-02-09 Pending — WMLS
• 2026-01-23 Listed $55,000 WMLS
• 2025-12-17 Price Changed $55,000 WMLS
• 2025-11-24 Listed $62,500 WMLS
• 2021-06-14 Listed $20,000 WMLS
• 2021-05-26 Sold (MLS) — WMLS
• 2021-04-29 Listed $36,900 WMLS
• 2020-12-30 Sold (MLS) — WMLS
• 2020-11-10 Listed $33,000 WMLS
• 2020-06-05 Listed $15,000 WMLS
• 2020-05-01 Listed $32,500 WMLS
• 2019-01-30 Listed $32,000 WMLS
• 2019-01-28 Listed $23,000 WMLS
• 2019-01-28 Sold (MLS) — WMLS
• 2018-10-08 Listed $24,900 WMLS
• 2017-10-01 Sold (MLS) — WMLS
• 2017-09-28 Sold (MLS) — WMLS
• 2017-08-23 Listed $35,000 WMLS
• 2017-08-23 Listed $24,900 WMLS
• 2017-08-04 Sold (MLS) — WMLS
• 2017-08-04 Sold (MLS) — WMLS
• 2017-05-11 Sold (MLS) — WMLS
• 2017-05-05 Listed $39,000 WMLS
• 2017-04-11 Listed $29,900 WMLS
• 2017-03-13 Listed $34,000 WMLS
• 2017-03-10 Listed $41,700 WMLS
• 2016-12-09 Sold (MLS) — WMLS
• 2016-12-08 Listed $24,900 WMLS
• 2016-11-09 Listed $34,000 WMLS
• 2016-07-22 Sold (MLS) — WMLS
• 2016-07-04 Sold (MLS) — WMLS
• 2016-06-30 Sold (MLS) — WMLS
• 2016-05-31 Listed $35,000 WMLS
• 2016-05-23 Listed $38,000 WMLS
• 2016-04-26 Listed $29,900 WMLS
• 2016-03-29 Listed $20,000 WMLS
• 2015-12-01 Listed $27,500 WMLS
• 2015-10-14 Listed $55,000 WMLS
• 2013-07-03 Listed $39,500 WMLS
• 2013-02-05 Listed $39,500 WMLS

Property tax history

+58.3%/yr

Latest (2025): $7,524 · +58.3% YoY. Source: county tax records.