Jessup Grant Plan · Evansville, WY 82636

$80,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 11 Days on market

Good condition ↓ 3% since listing

---

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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the "Grant" by Jessup Housing, a spacious 16' x 76' single wide home designed for modern living. Boasting 3 bedrooms and 2 baths, this home offers comfort and functionality in equal measure. The cornered-in kitchen steals the spotlight with a large island at its center, providing ample space for meal preparation and casual dining. Abundant cabinet space ensures storage is never an issue. Adjacent to the kitchen lies a convenient pantry and laundry room, adding to the home's practicality. The master bathroom is a haven of relaxation, featuring a large soaking tub, a stand-up glass shower, and double sinks, offering a luxurious retreat after a long day. With its thoughtful design and attention to detail, the "Grant" promises to be the perfect blend of comfort and style for modern living.

Key facts

• Laundry room
• Large island
• Convenient pantry

Tags

• CORNERED-IN KITCHEN
• LARGE ISLAND
• ABUNDANT CABINET SPACE
• CONVENIENT PANTRY
• LAUNDRY ROOM
• MASTER BATHROOM

🏗️ New construction. The $80,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $130,393.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $57 ($680/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 6.8% vs local median 10.1% in Evansville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#51 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute 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: 45 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 $902 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $80,000

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $130,393
• List price: $80,000
• Delta: -25.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-17,502
• Equity at exit: $19,442

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,520
• Equity at exit: $11,274

Cash invested: $36,510 (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 82636

• Home prices YoY: -24.9%
• Active inventory: 45
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$684
• Tax est. 1.5%: −$163 /mo · $1,956/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $57

Break-even live

Break-even rent $1,141

Max offer price $130,393

Occupancy floor 90%

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: $32,598
• Closing costs: $3,912
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $80,000 Active 11 DOM
2. 2026-06-18
   days on market $80,000 Active 10 DOM
3. 2026-06-17
   days on market $80,000 Active 9 DOM
4. 2026-06-17
   days on market $80,000 Active 8 DOM
5. 2026-06-15
   days on market $80,000 Active 7 DOM
6. 2026-06-14
   days on market $80,000 Active 5 DOM
7. 2026-06-13
   days on market $80,000 Active 4 DOM
8. 2026-06-10
   days on market $80,000 Active 2 DOM
9. 2026-06-09
   pricedays on marketlisting id $80,000 Active 1 DOM
10. 2026-06-08
    days on market $97,000 Active 811 DOM
11. 2026-06-07
    days on market $97,000 Active 810 DOM
12. 2026-06-05
    days on market $97,000 Active 807 DOM
13. 2026-06-03
    days on market $97,000 Active 806 DOM
14. 2026-06-02
    days on market $97,000 Active 805 DOM
15. 2026-06-01
    days on market $97,000 Active 804 DOM
16. 2026-05-31
    days on market $97,000 Active 803 DOM
17. 2026-05-30
    days on market $97,000 Active 802 DOM
18. 2025-01-29
    price $97,000 828-char remark

    Show marketing remark (828 chars)

    Introducing the "Grant" by Jessup Housing, a spacious 16' x 76' single wide home designed for modern living. Boasting 3 bedrooms and 2 baths, this home offers comfort and functionality in equal measure. The cornered-in kitchen steals the spotlight with a large island at its center, providing ample space for meal preparation and casual dining. Abundant cabinet space ensures storage is never an issue. Adjacent to the kitchen lies a convenient pantry and laundry room, adding to the home's practicality. The master bathroom is a haven of relaxation, featuring a large soaking tub, a stand-up glass shower, and double sinks, offering a luxurious retreat after a long day. With its thoughtful design and attention to detail, the "Grant" promises to be the perfect blend of comfort and style for modern living.

19. 2025-01-17
    price $96,000 828-char remark

    Show marketing remark (828 chars)

    Introducing the "Grant" by Jessup Housing, a spacious 16' x 76' single wide home designed for modern living. Boasting 3 bedrooms and 2 baths, this home offers comfort and functionality in equal measure. The cornered-in kitchen steals the spotlight with a large island at its center, providing ample space for meal preparation and casual dining. Abundant cabinet space ensures storage is never an issue. Adjacent to the kitchen lies a convenient pantry and laundry room, adding to the home's practicality. The master bathroom is a haven of relaxation, featuring a large soaking tub, a stand-up glass shower, and double sinks, offering a luxurious retreat after a long day. With its thoughtful design and attention to detail, the "Grant" promises to be the perfect blend of comfort and style for modern living.

20. 2024-06-28
    price $93,900 828-char remark

    Show marketing remark (828 chars)

    Introducing the "Grant" by Jessup Housing, a spacious 16' x 76' single wide home designed for modern living. Boasting 3 bedrooms and 2 baths, this home offers comfort and functionality in equal measure. The cornered-in kitchen steals the spotlight with a large island at its center, providing ample space for meal preparation and casual dining. Abundant cabinet space ensures storage is never an issue. Adjacent to the kitchen lies a convenient pantry and laundry room, adding to the home's practicality. The master bathroom is a haven of relaxation, featuring a large soaking tub, a stand-up glass shower, and double sinks, offering a luxurious retreat after a long day. With its thoughtful design and attention to detail, the "Grant" promises to be the perfect blend of comfort and style for modern living.

21. 2024-03-19
    listed $99,999 Active 828-char remark

    Show marketing remark (828 chars)

    Introducing the "Grant" by Jessup Housing, a spacious 16' x 76' single wide home designed for modern living. Boasting 3 bedrooms and 2 baths, this home offers comfort and functionality in equal measure. The cornered-in kitchen steals the spotlight with a large island at its center, providing ample space for meal preparation and casual dining. Abundant cabinet space ensures storage is never an issue. Adjacent to the kitchen lies a convenient pantry and laundry room, adding to the home's practicality. The master bathroom is a haven of relaxation, featuring a large soaking tub, a stand-up glass shower, and double sinks, offering a luxurious retreat after a long day. With its thoughtful design and attention to detail, the "Grant" promises to be the perfect blend of comfort and style for modern living.

ⓘ 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 7/10 Severe
• 🌡 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: $14,548
• − Mortgage interest: −$7,304
• − Property taxes: −$1,956
• − Insurance: −$652
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,793
• Taxable loss: −$1,484
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,036/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 · 6 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a modern interior and exterior. It has a good foundation and structure, and the current maintenance is up to date. The home is ready for a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Both Upgrading the kitchen appliances — Upgrading to modern appliances can enhance the kitchen's functionality and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen appliances — Upgrading to modern appliances can enhance the kitchen's functionality and appeal to potential buyers/renters. ↑

ⓘ 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 — Evansville

• Score: 68/100
• State rank: #51
• US rank: #9711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evansville, WY
• Population (ZIP): 3,856

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2%

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: ▼ -64.77%
• Current HPI: 195.2252
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.0% since first listed

4 events — show timeline

• 2025-01-29 Price Changed $97,000 Zillow
• 2025-01-17 Price Changed $96,000 Zillow
• 2024-06-28 Price Changed $93,900 Zillow
• 2024-03-19 Listed $99,999 Zillow