153 Bobcat St · Opal, WY 83124

$45,000

2 bd · 1.0 ba · 728 sqft · SingleFamily · 190 Days on market

Built 1977 9,583 sqft lot

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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 +5.5/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Mobile home
• Releveled properly
• New coating on roof

Tags

• MOBILE HOME
• OWN LOT
• RELEVELED PROPERLY
• SKIRTED
• NEW COATING ON ROOF
• NICE SIZE MUDROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Propane
• Home design: Residential mobile home (manufactured detached)
• Construction: Masonite and metal siding; Aluminum roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating; Has heating
• Interior features: Refrigerator, Range, Oven; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#132 in WY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, employment B+, crime B; Watch: amenities F, commute F, housing D-.
• Lincoln County School District #1 (rural): math 63% / reading 64% proficiency, ranked #4 of 41 in WY (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Kemmerer Junior Senior High School (math 57% / reading 62%, grade C+, #11 of 75 statewide, top 18%, 264 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 220 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lincoln County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.88% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.93%
• DSCR: 2.51
• GRM: 4.4

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: 39.6%
• Equity multiple: 3.23×
• Total profit: $28,125
• Equity at exit: $20,234

10-year hold

• IRR: 39.6%
• Equity multiple: 6.42×
• Total profit: $68,345
• Equity at exit: $31,183

Cash invested: $12,600 (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 83124

• Active inventory: 2
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $356

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 53%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $45,000 Active 190 DOM
2. 2026-06-17
   days on market $45,000 Active 189 DOM
3. 2026-06-16
   days on market $45,000 Active 188 DOM
4. 2026-06-15
   days on market $45,000 Active 187 DOM
5. 2026-06-15
   days on market $45,000 Active 186 DOM
6. 2026-06-13
   days on market $45,000 Active 185 DOM
7. 2026-06-12
   days on market $45,000 Active 184 DOM
8. 2026-06-09
   days on market $45,000 Active 181 DOM
9. 2026-06-08
   days on market $45,000 Active 180 DOM
10. 2026-06-08
    days on market $45,000 Active 179 DOM
11. 2026-06-05
    days on market $45,000 Active 177 DOM
12. 2026-06-04
    days on market $45,000 Active 176 DOM
13. 2026-06-03
    days on market $45,000 Active 175 DOM
14. 2026-06-02
    days on market $45,000 Active 174 DOM
15. 2026-06-01
    days on market $45,000 Active 173 DOM
16. 2026-05-31
    days on market $45,000 Active 172 DOM
17. 2025-12-08
    listed $49,900 Active
18. 2025-04-17
    status Active
19. 2025-04-08
    status Pending
20. 2024-06-18
    listed $45,000 Active
21. 2023-09-28
    soldstatus
22. 2023-09-28
    soldstatus
23. 2023-06-16
    listed $40,000
24. 2014-09-17
    listed $17,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,136
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,309
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,367/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: Lincoln County School District #1
• NCES district ID: 5604030
• Math proficiency: 63% ▲ 1.00%
• Reading proficiency: 64% ▲ 1.00%
• Median HH income: $62,382
• Composite: 55.16/100
• National rank: #1277
• State rank: #4 of 41 in WY

Livability — Opal

• Score: 56/100
• State rank: #132
• US rank: #22444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opal, WY
• Population (ZIP): 125

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 19,890 people
• By 2030: 20,275 · +1.9%
• By 2040: 20,691 · +4.0%
• By 2050: 20,640 · +3.8%
• By 2075: 20,008 · +0.6%
• By 2100: 18,122 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 2% Serbian 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+68.3) · D 15.1% · R 83.5% · Other 1.4%
• 2008→2024 swing: -13.9pp toward R · 2008: -54.4pp · 2024: -68.3pp
• All cycles: 2024: R+68.3 2020: R+68.2 2016: R+67.6 2012: R+68.3 2008: R+54.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+193.5% since first listed

8 events — show timeline

• 2025-12-08 Listed $49,900 WMLS
• 2025-04-17 Relisted — WMLS
• 2025-04-08 Pending — WMLS
• 2024-06-18 Listed $45,000 WMLS
• 2023-09-28 Sold (Public Records) — Public Records
• 2023-09-28 Sold (MLS) — WMLS
• 2023-06-16 Listed $40,000 WMLS
• 2014-09-17 Listed $17,000 WMLS

Property tax history

-7.2%/yr

Latest (2025): $20 · -24.3% YoY. Source: county tax records.