7250 S US Hwy 89 #4 · Hoback, WY 83001

$150,000

3 bd · 2.0 ba · 891 sqft · Manufactured · 408 Days on market

Built 2014 ↓ 25% since listing

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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
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Well maintained yard
• Front porch
• Close to snake river

Tags

• FRONT PORCH
• LARGE STORAGE SHED
• ALL APPLIANCES
• WELL MAINTAINED YARD
• CLOSE TO SNAKE RIVER

Property features AI

Finance

• HOA & community: Located in a mobile home park (Evans Court)

Exterior

• Utilities: Private water; Private sewer
• Home design: Manufactured house; Manufactured home / single-family residence
• Construction: Built with other construction materials; Shingle roof
• Exterior features: Front porch; Landscaped yard; Waterfront setting with river access; On a paved asphalt road; Storage structure on property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Furnished; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#126 in WY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: schools C-, amenities F, commute F.
• Teton County School District #1 (town): math 50% / reading 61% proficiency, ranked #14 of 41 in WY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 222 active listings in the ZIP; high-income renter base; 116 units permitted in Teton County in 2024 (10 in 5+ unit buildings).
• This rent runs 44% of the median local income ($125k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.3% local appreciation)).
• Teton County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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: 3.06% ✓
• Cap rate: 26.96%
• Cash-on-cash: 73.82%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 82.0%
• Equity multiple: 6.24×
• Total profit: $219,932
• Equity at exit: $107,062

10-year hold

• IRR: 78.4%
• Equity multiple: 13.29×
• Total profit: $516,047
• Equity at exit: $206,257

Cash invested: $42,000 (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 83001

• Home prices YoY: 2.2%
• Active inventory: 222
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $4,583 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $2,584

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 39%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $150,000 Active 408 DOM
2. 2026-06-18
   days on market $150,000 Active 407 DOM
3. 2026-06-17
   days on market $150,000 Active 406 DOM
4. 2026-06-16
   days on market $150,000 Active 405 DOM
5. 2026-06-15
   days on market $150,000 Active 404 DOM
6. 2026-06-14
   days on market $150,000 Active 402 DOM
7. 2026-06-12
   days on market $150,000 Active 401 DOM
8. 2026-06-09
   days on market $150,000 Active 398 DOM
9. 2026-06-08
   days on market $150,000 Active 397 DOM
10. 2026-06-07
    days on market $150,000 Active 396 DOM
11. 2026-06-05
    days on market $150,000 Active 394 DOM
12. 2026-06-04
    days on market $150,000 Active 392 DOM
13. 2026-06-02
    days on market $150,000 Active 391 DOM
14. 2026-06-01
    days on market $150,000 Active 390 DOM
15. 2026-05-31
    days on market $150,000 Active 389 DOM
16. 2026-05-31
    days on market $150,000 Active 388 DOM
17. 2026-05-01
    status Active
18. 2026-04-30
    price $150,000
19. 2025-07-15
    price $180,000
20. 2025-05-06
    listed $200,000 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: $54,992
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$4,399
• − Management: −$4,399
• − Depreciation: −$4,364
• Taxable income: $30,427
• Est. tax owed @ 24.0%: −$7,302
• After-tax cash flow: $23,701/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: Teton County School District #1
• NCES district ID: 5605830
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 61% ▬ 0.00%
• Median HH income: $72,180
• Composite: 49.42/100
• National rank: #2009
• State rank: #14 of 41 in WY

Livability — Hoback

• Score: 59/100
• State rank: #126
• US rank: #20154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoback, WY
• County: Teton County · 17,445 people
• Metro: Jackson, WY-ID
• Population (ZIP): 17,445
• Household income: $124,717
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 266.0

Population outlook (Teton County) Hauer SSP2

• Today (2025): 28,568 people
• By 2030: 31,172 · +9.1%
• By 2040: 36,190 · +26.7%
• By 2050: 41,386 · +44.9%
• By 2075: 53,808 · +88.4%
• By 2100: 64,731 · +126.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 18% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 6% Lithuanian 4% Romanian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 19% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Teton

• 2024 margin: Solid D (+35.3) · D 66.9% · R 31.6% · Other 1.5%
• 2008→2024 swing: +11.7pp toward D · 2008: 23.6pp · 2024: 35.3pp
• All cycles: 2024: D+35.3 2020: D+37.5 2016: D+27.9 2012: D+11.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.32%
• Current HPI: 339.2784
• Rent YoY: —
• Metro: Jackson, WY-ID
• State GDP YoY: —
• F500 in state: 0

Price history

-25.0% since first listed

4 events — show timeline

• 2026-05-01 Relisted — TBOR
• 2026-04-30 Price Changed $150,000 TBOR
• 2025-07-15 Price Changed $180,000 TBOR
• 2025-05-06 Listed $200,000 TBOR