4901 Lathrop #105 Rd · Evansville, WY 82636

$90,000

3 bd · 2.0 ba · 1,216 sqft · Other · 14 Days on market

Built 2025

---

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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Updated 3 Bedroom, 2 Bathroom home! This 1216ft² Jessup Model Manufactured home built in 2022 is located a private cul-de-sac and offers an incredible view! Come enjoy the many amenities that Aspen Community has to offer while also being close to many restaurants, shopping and more! Contact the Michael Houck Real Estate Team today to line up your own private showing by calling/texting 307.462.2622

Key facts

• Double vanity
• Rich cabinetry
• Large island

Tags

• RICH CABINETRY
• TONS OF COUNTER SPACE
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• SEPARATE DINING AREA
• DOUBLE VANITY

Property features AI

Finance

• HOA & community: Aspen Community

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured detached)
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave, Range/Oven, Disposal
• Flooring: Carpet; Tile; Vinyl
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Dishwasher, Refrigerator, Microwave, Range/Oven, Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 4y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.56%
• DSCR: 1.74
• GRM: 6.1

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $7,585
• Equity at exit: $13,419

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $35,202
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $348

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $410	-5% $379	+0% $348	+5% $317	+10% $286
Rent	-10% $251	-5% $299	+0% $348	+5% $396	+10% $445
Rate	-1.0pp $393	-0.5pp $371	base $348	+0.5pp $324	+1.0pp $301

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $90,000 Active 14 DOM
2. 2026-06-18
   days on market $90,000 Active 13 DOM
3. 2026-06-17
   days on market $90,000 Active 12 DOM
4. 2026-06-17
   days on market $90,000 Active 11 DOM
5. 2026-06-15
   days on market $90,000 Active 10 DOM
6. 2026-06-14
   days on market $90,000 Active 8 DOM
7. 2026-06-13
   days on market $90,000 Active 7 DOM
8. 2026-06-10
   days on market $90,000 Active 5 DOM
9. 2026-06-09
   days on market $90,000 Active 4 DOM
10. 2026-06-08
    days on market $90,000 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $90,000 Active 2 DOM
12. 2026-06-05
    days on market $63,000 Active 3 DOM
13. 2026-06-03
    days on market $63,000 Active 2 DOM
14. 2026-06-02
    pricedays on marketlisting id $63,000 Active 1 DOM
15. 2026-06-01
    days on market $85,000 Active 53 DOM
16. 2026-05-31
    days on market $85,000 Active 52 DOM
17. 2026-05-30
    days on market $85,000 Active 51 DOM
18. 2026-04-10
    listed $85,000 Active
19. 2025-07-25
    soldstatus Closed 421-char remark

    Show marketing remark (421 chars)

    Welcome to this Updated 3 Bedroom, 2 Bathroom home! This 1216ft² Jessup Model Manufactured home built in 2022 is located a private cul-de-sac and offers an incredible view! Come enjoy the many amenities that Aspen Community has to offer while also being close to many restaurants, shopping and more! Contact the Michael Houck Real Estate Team today to line up your own private showing by calling/texting 307.462.2622

20. 2025-07-18
    soldstatus Closed 786-char remark

    Show marketing remark (786 chars)

    This 2022 Jessup mobile home is a spacious and inviting residence featuring 3 bedrooms and 2 bathrooms. The primary bedroom is thoughtfully separated from the additional rooms, offering privacy and a peaceful retreat. The open floor plan enhances the sense of space, with a beautiful kitchen island that not only adds style but also provides seating, making it perfect for casual meals. The dining area offers ample space for family gatherings and entertaining. The living room is a cozy highlight of the home—ideal for unwinding. Bonus feature this home has insulated skirting for added protection during our cold months. This mobile home is perfect for those seeking comfort, privacy, and an inviting atmosphere. Call or text Talia Jongsma for your showing today [phone]!!

21. 2025-06-30
    soldstatus Closed
22. 2025-05-30
    status Pending 786-char remark

    Show marketing remark (786 chars)

    This 2022 Jessup mobile home is a spacious and inviting residence featuring 3 bedrooms and 2 bathrooms. The primary bedroom is thoughtfully separated from the additional rooms, offering privacy and a peaceful retreat. The open floor plan enhances the sense of space, with a beautiful kitchen island that not only adds style but also provides seating, making it perfect for casual meals. The dining area offers ample space for family gatherings and entertaining. The living room is a cozy highlight of the home—ideal for unwinding. Bonus feature this home has insulated skirting for added protection during our cold months. This mobile home is perfect for those seeking comfort, privacy, and an inviting atmosphere. Call or text Talia Jongsma for your showing today [phone]!!

23. 2025-05-26
    status Pending 421-char remark

    Show marketing remark (421 chars)

    Welcome to this Updated 3 Bedroom, 2 Bathroom home! This 1216ft² Jessup Model Manufactured home built in 2022 is located a private cul-de-sac and offers an incredible view! Come enjoy the many amenities that Aspen Community has to offer while also being close to many restaurants, shopping and more! Contact the Michael Houck Real Estate Team today to line up your own private showing by calling/texting 307.462.2622

24. 2025-05-23
    soldstatus Closed
25. 2025-05-22
    status Pending
26. 2025-05-02
    listed $65,000 Active
27. 2025-04-26
    status Pending
28. 2025-04-22
    listed $80,000 Active 421-char remark

    Show marketing remark (421 chars)

    Welcome to this Updated 3 Bedroom, 2 Bathroom home! This 1216ft² Jessup Model Manufactured home built in 2022 is located a private cul-de-sac and offers an incredible view! Come enjoy the many amenities that Aspen Community has to offer while also being close to many restaurants, shopping and more! Contact the Michael Houck Real Estate Team today to line up your own private showing by calling/texting 307.462.2622

29. 2025-04-14
    listed $65,000 Active
30. 2025-04-02
    listed $90,000 Active
31. 2025-04-02
    price $90,000
32. 2025-04-02
    price $98,000
33. 2025-03-29
    status Active
34. 2025-03-25
    listed $70,000 Active
35. 2025-03-22
    listed $90,000 Active 786-char remark

    Show marketing remark (786 chars)

    This 2022 Jessup mobile home is a spacious and inviting residence featuring 3 bedrooms and 2 bathrooms. The primary bedroom is thoughtfully separated from the additional rooms, offering privacy and a peaceful retreat. The open floor plan enhances the sense of space, with a beautiful kitchen island that not only adds style but also provides seating, making it perfect for casual meals. The dining area offers ample space for family gatherings and entertaining. The living room is a cozy highlight of the home—ideal for unwinding. Bonus feature this home has insulated skirting for added protection during our cold months. This mobile home is perfect for those seeking comfort, privacy, and an inviting atmosphere. Call or text Talia Jongsma for your showing today [phone]!!

36. 2025-03-21
    price $75,000
37. 2025-02-28
    price $90,000
38. 2025-02-26
    price $69,000
39. 2025-01-04
    price $75,000
40. 2024-12-18
    listed $98,000 Active
41. 2024-11-26
    listed $79,000 Active
42. 2024-11-19
    listed $77,250 Active
43. 2024-09-18
    price $80,000
44. 2024-07-24
    listed $86,500 Active
45. 2024-05-17
    listed $69,000 Active
46. 2024-03-11
    listed $93,000 Active
47. 2024-01-19
    price $78,000
48. 2024-01-03
    listed $90,000 Active
49. 2023-10-05
    soldstatus
50. 2023-09-01
    soldstatus

ⓘ 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: $14,730
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,618
• Taxable income: $2,914
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,474/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 — 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

+9.0% since first listed

40 events — show timeline

• 2026-04-10 Listed $85,000 WMLS
• 2025-07-25 Sold (MLS) — WMLS
• 2025-07-18 Sold (MLS) — WMLS
• 2025-06-30 Sold (MLS) — WMLS
• 2025-05-30 Pending — WMLS
• 2025-05-26 Pending — WMLS
• 2025-05-23 Sold (MLS) — WMLS
• 2025-05-22 Pending — WMLS
• 2025-05-02 Listed $65,000 WMLS
• 2025-04-26 Pending — WMLS
• 2025-04-22 Listed $80,000 WMLS
• 2025-04-14 Listed $65,000 WMLS
• 2025-04-02 Listed $90,000 WMLS
• 2025-04-02 Price Changed $90,000 WMLS
• 2025-04-02 Price Changed $98,000 WMLS
• 2025-03-29 Relisted — WMLS
• 2025-03-25 Listed $70,000 WMLS
• 2025-03-22 Listed $90,000 WMLS
• 2025-03-21 Price Changed $75,000 WMLS
• 2025-02-28 Price Changed $90,000 WMLS
• 2025-02-26 Price Changed $69,000 WMLS
• 2025-01-04 Price Changed $75,000 WMLS
• 2024-12-18 Listed $98,000 WMLS
• 2024-11-26 Listed $79,000 WMLS
• 2024-11-19 Listed $77,250 WMLS
• 2024-09-18 Price Changed $80,000 WMLS
• 2024-07-24 Listed $86,500 WMLS
• 2024-05-17 Listed $69,000 WMLS
• 2024-03-11 Listed $93,000 WMLS
• 2024-01-19 Price Changed $78,000 WMLS
• 2024-01-03 Listed $90,000 WMLS
• 2023-10-05 Sold (MLS) — WMLS
• 2023-09-01 Sold (MLS) — WMLS
• 2023-08-29 Listed $39,000 WMLS
• 2023-08-07 Listed $44,000 WMLS
• 2023-06-01 Sold (MLS) — WMLS
• 2023-04-08 Listed $89,900 WMLS
• 2022-01-30 Listed $78,000 WMLS
• 2021-01-07 Sold (Public Records) — Public Records
• 2014-10-27 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $6,497 · -17.9% YoY. Source: county tax records.