9 Cacti Pl · Casper, WY 82604

$60,000

0 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 221 Days on market

Built 2003 $49/sqft · 7% below area Est $67k · 10% under ↓ 10% since listing

---

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
• ARV discount +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contact Team Putzier 307. 259. 4440. Just Listed!! Welcome home to this beautifully updated 2003 single-wide located in the desirable Paradise Valley area on Casper’s west side! Step inside to find a spacious living room and a large kitchen featuring a big island, newer appliances (less than 2 years old), a gas range, and new flooring! The primary suite offers a private bath, plus two closets for extra storage. You’ll also appreciate the new light fixtures, newer toilets, and a 50-gallon water heater. Outside, relax or entertain on the deck and enjoy the convenient location just off CY Avenue, close to schools, shopping, and restaurants. Washer and dryer stay, making this move-in-ready home the perfect mix of comfort and convenience! Contact The Putzier Real Estate Team @ House Real Estate Group Charlotte Putzier – 307-259-4440 | Justin Putzier – 307-259-8004 See all homes for sale at MyCasperHome.com

Key facts

• Big island
• Newer appliances
• New flooring

Tags

• UPDATED SINGLE-WIDE
• LARGE KITCHEN
• BIG ISLAND
• NEWER APPLIANCES
• GAS RANGE
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 203 active listings in the ZIP; solid renter incomes; 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.17% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.63%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $67,000
• List price: $60,000
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Sequoia Dr	0.12mi	2/2.0 (+2)	1,248 (+3%)	5mo	$154,900	$124	76
333 Columbine Dr	0.13mi	3/1.8 (+3)	1,216 (0%)	4mo	$67,000	$55	75
365 Columbine Dr	0.08mi	3/2.0 (+3)	1,216 (0%)	23mo	$20,000	$16	62

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $32,737
• Equity at exit: $8,946

10-year hold

• IRR: 50.9%
• Equity multiple: 5.95×
• Total profit: $83,145
• Equity at exit: $5,188

Cash invested: $16,800 (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 82604

• Active inventory: 203
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $667

Break-even live

Break-even rent $459

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 221 DOM
2. 2026-06-18
   days on market $60,000 Active 220 DOM
3. 2026-06-17
   days on market $60,000 Active 219 DOM
4. 2026-06-17
   days on market $60,000 Active 218 DOM
5. 2026-06-15
   days on market $60,000 Active 217 DOM
6. 2026-06-14
   days on market $60,000 Active 215 DOM
7. 2026-06-13
   days on market $60,000 Active 214 DOM
8. 2026-06-10
   days on market $60,000 Active 212 DOM
9. 2026-06-09
   days on market $60,000 Active 211 DOM
10. 2026-06-08
    days on market $60,000 Active 210 DOM
11. 2026-06-07
    days on market $60,000 Active 209 DOM
12. 2026-06-05
    days on market $60,000 Active 206 DOM
13. 2026-06-03
    days on market $60,000 Active 205 DOM
14. 2026-06-02
    days on market $60,000 Active 204 DOM
15. 2026-06-01
    days on market $60,000 Active 203 DOM
16. 2026-05-31
    days on market $60,000 Active 202 DOM
17. 2026-05-30
    days on market $60,000 Active 201 DOM
18. 2026-04-09
    price $60,000 940-char remark

    Show marketing remark (940 chars)

    Contact Team Putzier 307. 259. 4440. Just Listed!! Welcome home to this beautifully updated 2003 single-wide located in the desirable Paradise Valley area on Casper’s west side! Step inside to find a spacious living room and a large kitchen featuring a big island, newer appliances (less than 2 years old), a gas range, and new flooring! The primary suite offers a private bath, plus two closets for extra storage. You’ll also appreciate the new light fixtures, newer toilets, and a 50-gallon water heater. Outside, relax or entertain on the deck and enjoy the convenient location just off CY Avenue, close to schools, shopping, and restaurants. Washer and dryer stay, making this move-in-ready home the perfect mix of comfort and convenience! Contact The Putzier Real Estate Team @ House Real Estate Group Charlotte Putzier – 307-259-4440 | Justin Putzier – 307-259-8004 See all homes for sale at MyCasperHome.com

19. 2025-11-10
    listed $67,000 Active 940-char remark

    Show marketing remark (940 chars)

    Contact Team Putzier 307. 259. 4440. Just Listed!! Welcome home to this beautifully updated 2003 single-wide located in the desirable Paradise Valley area on Casper’s west side! Step inside to find a spacious living room and a large kitchen featuring a big island, newer appliances (less than 2 years old), a gas range, and new flooring! The primary suite offers a private bath, plus two closets for extra storage. You’ll also appreciate the new light fixtures, newer toilets, and a 50-gallon water heater. Outside, relax or entertain on the deck and enjoy the convenient location just off CY Avenue, close to schools, shopping, and restaurants. Washer and dryer stay, making this move-in-ready home the perfect mix of comfort and convenience! Contact The Putzier Real Estate Team @ House Real Estate Group Charlotte Putzier – 307-259-4440 | Justin Putzier – 307-259-8004 See all homes for sale at MyCasperHome.com

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

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $273 · $23/mo
• Projected year-2 tax: $366 · $30/mo
• Expected delta: +$93/yr (+$8/mo · 34.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,634
• − Mortgage interest: −$3,361
• − Property taxes: −$273
• − Insurance: −$300
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$1,745
• Taxable income: $7,453
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $6,213/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.

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): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-10.4% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $60,000 WMLS
• 2025-11-10 Listed $67,000 WMLS