24 Eleventh Street St · Marbleton, WY 83113

$40,000

2 bd · 2.0 ba · 990 sqft · Manufactured · 31 Days on market

Built 2006 Fair 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
• Appreciation +6.3/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Key facts

• Built 2006
• Listed 31 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Located in a mobile home park
• Construction: Composition/shingle roof
• Exterior features: Porch; Satellite dish

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No cooling
• Interior features: Unfurnished; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#17 in WY, #4,584 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Sublette County School District #9 (rural): math 50% / reading 51% proficiency, ranked #22 of 41 in WY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (2.6% local appreciation)).
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.28% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.47%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $151,470
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 E Sixth St	0.31mi	3/1.0 (+1)	918 (-7%)	8mo	$15,000	$16	57
404 E Fifth St	0.49mi	3/1.0 (+1)	924 (-7%)	24mo	$141,500	$153	37

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

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.2%
• Equity multiple: 3.87×
• Total profit: $32,150
• Equity at exit: $17,026

10-year hold

• IRR: 52.2%
• Equity multiple: 7.79×
• Total profit: $76,068
• Equity at exit: $25,516

Cash invested: $11,200 (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 83113

• Home prices YoY: 0.9%
• Active inventory: 31
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $911 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $443

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 46%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 31 DOM
2. 2026-06-17
   days on market $40,000 Active 30 DOM
3. 2026-06-16
   days on market $40,000 Active 29 DOM
4. 2026-06-15
   days on market $40,000 Active 28 DOM
5. 2026-06-15
   days on market $40,000 Active 27 DOM
6. 2026-06-13
   days on market $40,000 Active 26 DOM
7. 2026-06-12
   days on market $40,000 Active 25 DOM
8. 2026-06-09
   days on market $40,000 Active 22 DOM
9. 2026-06-08
   days on market $40,000 Active 21 DOM
10. 2026-06-08
    days on market $40,000 Active 20 DOM
11. 2026-06-05
    days on market $40,000 Active 18 DOM
12. 2026-06-04
    days on market $40,000 Active 17 DOM
13. 2026-06-03
    days on market $40,000 Active 16 DOM
14. 2026-06-02
    days on market $40,000 Active 15 DOM
15. 2026-06-01
    days on market $40,000 Active 14 DOM
16. 2026-05-31
    days on market $40,000 Active 13 DOM
17. 2026-05-16
    listed $40,000 Active

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

Taxation est. · year 1

• Rental income: $10,929
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$1,164
• Taxable income: $4,976
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $4,123/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 Cosmetic rehab

The property is in fair condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Roof — May have minor wear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance costs
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Roof · May have minor wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ 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: Sublette County School District #9
• NCES district ID: 5601260
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,891
• Composite: 44.82/100
• National rank: #2738
• State rank: #22 of 41 in WY

Livability — Marbleton

• Score: 74/100
• State rank: #17
• US rank: #4584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marbleton, WY
• Population (ZIP): 2,693

Population outlook (Sublette County) Hauer SSP2

• Today (2025): 9,166 people
• By 2030: 8,722 · -4.8%
• By 2040: 7,886 · -14.0%
• By 2050: 7,292 · -20.4%
• By 2075: 6,700 · -26.9%
• By 2100: 6,934 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Portuguese 5% Scottish 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Sublette

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -54.6pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+61.9 2016: R+64.3 2012: R+62.4 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 289.7
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-16 Listed $40,000 TBOR