78 Seminoe Boat Clb · Sinclair, WY 82301

$75,000

3 bd · 1.75 ba · 1,064 sqft · Manufactured · 85 Days on market

Built 1978 Poor condition

---

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 +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1978
• Listed 84 days

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Septic tank
• Home design: Residential mobile home; Detached manufactured/mobile
• Construction: Metal siding; Aluminum roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Vinyl
• Heating & cooling: Central air conditioning
• Interior features: Covered patio/porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.75-bath manufactured listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#40 in WY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Carbon County School District #1 (town): math 39% / reading 48% proficiency, ranked #35 of 41 in WY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 40 units permitted in Carbon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carbon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.73×
• Total profit: $15,345
• Equity at exit: $11,183

10-year hold

• IRR: 26.5%
• Equity multiple: 3.32×
• Total profit: $48,821
• Equity at exit: $6,485

Cash invested: $21,000 (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 82301

• Active inventory: 92
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $431

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 85 DOM
2. 2026-06-18
   days on market $75,000 Active 84 DOM
3. 2026-06-17
   days on market $75,000 Active 83 DOM
4. 2026-06-16
   days on market $75,000 Active 82 DOM
5. 2026-06-16
   price $75,000 Active 81 DOM
6. 2026-06-15
   days on market $80,000 Active 81 DOM
7. 2026-06-14
   days on market $80,000 Active 79 DOM
8. 2026-06-12
   days on market $80,000 Active 78 DOM
9. 2026-06-09
   days on market $80,000 Active 75 DOM
10. 2026-06-08
    days on market $80,000 Active 74 DOM
11. 2026-06-07
    days on market $80,000 Active 73 DOM
12. 2026-06-03
    days on market $80,000 Active 69 DOM
13. 2026-06-02
    days on market $80,000 Active 68 DOM
14. 2026-06-01
    days on market $80,000 Active 67 DOM
15. 2026-05-31
    days on market $80,000 Active 66 DOM
16. 2026-05-30
    days on market $80,000 Active 65 DOM
17. 2026-03-26
    listed $80,000 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: $14,427
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,182
• Taxable income: $4,236
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,161/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 · 11 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its exterior and interior, significantly impacting its value. Immediate action is needed to address the deteriorating condition and improve its marketability.

Repairs flagged

• Major exterior siding — Significant weathering and damage
• Major interior walls — Worn paint and wallpaper
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Worn and outdated
• Major flooring — Worn carpet

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and value
• Both interior paint and wallpaper removal — Updates interior and enhances value
• Both kitchen and bathroom updates — Modernizes spaces and increases value
• Both flooring replacement — Enhances living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and damage	Major	$15,000–50,000
interior walls · Worn paint and wallpaper	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and value ↑
• Both interior paint and wallpaper removal — Updates interior and enhances value ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both flooring replacement — Enhances living space and 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: Carbon County School District #1
• NCES district ID: 5601030
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $59,074
• Composite: 38.23/100
• National rank: #4248
• State rank: #35 of 41 in WY

Livability — Sinclair

• Score: 69/100
• State rank: #40
• US rank: #8574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carbon County · 8,180 people
• City population: 8,180
• Metro: Rock Springs, WY
• Population (ZIP): 8,180
• Household income: $62,841
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 163.0

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 15,217 people
• By 2030: 14,977 · -1.6%
• By 2040: 14,430 · -5.2%
• By 2050: 14,381 · -5.5%
• By 2075: 14,566 · -4.3%
• By 2100: 13,729 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 24% Two or more races 9% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Slovak 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+58.1) · D 20.1% · R 78.3% · Other 1.6%
• 2008→2024 swing: -29.0pp toward R · 2008: -29.1pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+53.8 2016: R+50.5 2012: R+31.6 2008: R+29.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.83%
• Current HPI: 139.787
• Rent YoY: —
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-26 Listed $80,000 WMLS