Jessup Atlantis Plan · Evansville, WY 82636

$92,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 209 Days on market

Poor 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 +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the 2025 Jessup Atlantis offering a modern and stylish solution for comfortable and convenient living. With 1,191 square feet of living space, it accommodates families of all sizes. The spacious kitchen is a standout feature, ideal for cooking and entertaining. Equipped with energy-efficient appliances, it combines cost savings with the latest technology. The vinyl flooring throughout the kitchen and living areas ensures both durability and easy maintenance.

Key facts

• Vinyl flooring
• Spacious kitchen
• Listed 208 days

Tags

• SPACIOUS KITCHEN
• ENERGY-EFFICIENT APPLIANCES
• VINYL FLOORING

🏗️ New construction. The $92,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $56,450.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $92k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 10.1% in Evansville — 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 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 $390 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.15% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (median comp): $56,450
• List price: $92,000
• Delta: 62.98%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.9%
• Equity multiple: 2.71×
• Total profit: $27,025
• Equity at exit: $8,417

10-year hold

• IRR: 46.3%
• Equity multiple: 5.44×
• Total profit: $70,162
• Equity at exit: $4,881

Cash invested: $15,806 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$296
• Tax est. 1.5%: −$71 /mo · $847/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $568

Break-even live

Break-even rent $494

Max offer price $56,450

Occupancy floor 48%

Sensitivity live

Price	-10% $607	-5% $587	+0% $568	+5% $548	+10% $529
Rent	-10% $472	-5% $520	+0% $568	+5% $616	+10% $663
Rate	-1.0pp $596	-0.5pp $582	base $568	+0.5pp $553	+1.0pp $538

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: $14,112
• Closing costs: $1,694
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $92,000 Active 209 DOM
2. 2026-06-18
   days on market $92,000 Active 208 DOM
3. 2026-06-17
   days on market $92,000 Active 207 DOM
4. 2026-06-17
   days on market $92,000 Active 206 DOM
5. 2026-06-15
   days on market $92,000 Active 205 DOM
6. 2026-06-14
   days on market $92,000 Active 203 DOM
7. 2026-06-13
   days on market $92,000 Active 202 DOM
8. 2026-06-10
   days on market $92,000 Active 200 DOM
9. 2026-06-09
   days on market $92,000 Active 199 DOM
10. 2026-06-08
    days on market $92,000 Active 198 DOM
11. 2026-06-07
    days on market $92,000 Active 197 DOM
12. 2026-06-05
    days on market $92,000 Active 194 DOM
13. 2026-06-03
    days on market $92,000 Active 193 DOM
14. 2026-06-02
    days on market $92,000 Active 192 DOM
15. 2026-06-01
    days on market $92,000 Active 191 DOM
16. 2026-05-31
    days on market $92,000 Active 190 DOM
17. 2026-05-30
    days on market $92,000 Active 189 DOM
18. 2026-04-22
    status Active 474-char remark

    Show marketing remark (474 chars)

    Introducing the 2025 Jessup Atlantis offering a modern and stylish solution for comfortable and convenient living. With 1,191 square feet of living space, it accommodates families of all sizes. The spacious kitchen is a standout feature, ideal for cooking and entertaining. Equipped with energy-efficient appliances, it combines cost savings with the latest technology. The vinyl flooring throughout the kitchen and living areas ensures both durability and easy maintenance.

19. 2026-03-11
    historical 474-char remark

    Show marketing remark (474 chars)

    Introducing the 2025 Jessup Atlantis offering a modern and stylish solution for comfortable and convenient living. With 1,191 square feet of living space, it accommodates families of all sizes. The spacious kitchen is a standout feature, ideal for cooking and entertaining. Equipped with energy-efficient appliances, it combines cost savings with the latest technology. The vinyl flooring throughout the kitchen and living areas ensures both durability and easy maintenance.

20. 2025-10-11
    listed $92,000 Active 474-char remark

    Show marketing remark (474 chars)

    Introducing the 2025 Jessup Atlantis offering a modern and stylish solution for comfortable and convenient living. With 1,191 square feet of living space, it accommodates families of all sizes. The spacious kitchen is a standout feature, ideal for cooking and entertaining. Equipped with energy-efficient appliances, it combines cost savings with the latest technology. The vinyl flooring throughout the kitchen and living areas ensures both durability and easy maintenance.

ⓘ 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: −$3,162
• − Property taxes: −$847
• − Insurance: −$282
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,642
• Taxable income: $6,287
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $5,303/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including exterior siding, roof, and interior walls, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and possible damage
• Major roof — Condition unknown, but weathered appearance suggests potential issues

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and overall condition
• Both repair and paint interior walls — Enhances interior appearance and value
• Both repair and replace roof — Essential for structural integrity and long-term value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and possible damage	Major	$15,000–50,000
roof · Condition unknown, but weathered appearance suggests potential issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and overall condition ↑
• Both repair and paint interior walls — Enhances interior appearance and value ↑
• Both repair and replace roof — Essential for structural integrity and long-term 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: 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 events — show timeline

• 2026-04-22 Relisted — Zillow
• 2026-03-11 Delisted — Zillow
• 2025-10-11 Listed $92,000 Zillow