44 12th St · Marbleton, WY 83113

$42,500

2 bd · 2.0 ba · 1,216 sqft · Manufactured · 433 Days on market

Built 1974 Fair condition $35/sqft · 59% below area ↓ 38% 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
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

Key facts

• Built 1974
• Listed 433 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#17 in WY, #4,584 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Sublette County School District #9 (rural): math 50% / reading 51% proficiency, ranked #22 of 41 in WY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($294 loan paydown + $1k appreciation (2.6% local appreciation)).
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $37,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.49% ✓
• Cap rate: 21.60%
• Cash-on-cash: 54.65%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

• ARV (median comp): $102,752
• List price: $42,500
• Delta: -58.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 4.25×
• Total profit: $38,694
• Equity at exit: $18,090

10-year hold

• IRR: 59.1%
• Equity multiple: 8.61×
• Total profit: $90,615
• Equity at exit: $27,110

Cash invested: $11,900 (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 83113

• Home prices YoY: 0.9%
• Active inventory: 31
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $542

Break-even live

Break-even rent $372

Max offer price $42,500

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $42,500 Active 433 DOM
2. 2026-06-17
   days on market $42,500 Active 432 DOM
3. 2026-06-16
   days on market $42,500 Active 431 DOM
4. 2026-06-15
   days on market $42,500 Active 430 DOM
5. 2026-06-15
   days on market $42,500 Active 429 DOM
6. 2026-06-13
   days on market $42,500 Active 428 DOM
7. 2026-06-12
   days on market $42,500 Active 427 DOM
8. 2026-06-09
   days on market $42,500 Active 424 DOM
9. 2026-06-08
   days on market $42,500 Active 423 DOM
10. 2026-06-08
    days on market $42,500 Active 422 DOM
11. 2026-06-05
    days on market $42,500 Active 420 DOM
12. 2026-06-04
    days on market $42,500 Active 419 DOM
13. 2026-06-03
    days on market $42,500 Active 418 DOM
14. 2026-06-02
    days on market $42,500 Active 417 DOM
15. 2026-06-01
    days on market $42,500 Active 416 DOM
16. 2026-05-31
    days on market $42,500 Active 415 DOM
17. 2026-04-08
    price $42,500 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

18. 2026-04-03
    status Active 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

19. 2026-03-18
    price $45,000 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

20. 2026-03-10
    price $46,500 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

21. 2025-12-10
    price $49,000 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

22. 2025-09-25
    price $55,000 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

23. 2025-07-01
    price $60,000 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

24. 2025-03-31
    listed $68,000 Active 339-char remark

    Show marketing remark (339 chars)

    This charming 2-bedroom, 1 3/4 bath mobile home offers great potential for personal use or an income-generating opportunity. The home is well maintained, clean, and also includes a shed for storage needs! Lot rent is $433 a month (no land included). Seller is offering up to $5200 credit towards lot rent for a year with acceptable offer.

ⓘ 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: $12,694
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,236
• Taxable income: $6,196
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $5,017/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior siding, and flooring.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Minor bathroom fixtures — basic and functional
• Moderate flooring — low pile and some wear
• Major exterior siding — rusty and exposed

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeting — improves comfort and reduces allergens
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · basic and functional	Minor	$500–3,000
flooring · low pile and some wear	Moderate	$3,000–15,000
exterior siding · rusty and exposed	Major	$15,000–50,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeting — improves comfort and reduces allergens ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ 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: Sublette County School District #9
• NCES district ID: 5601260
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,891
• Composite: 44.82/100
• National rank: #2738
• State rank: #22 of 41 in WY

Livability — Marbleton

• Score: 74/100
• State rank: #17
• US rank: #4584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marbleton, WY
• Population (ZIP): 2,693

Population outlook (Sublette County) Hauer SSP2

• Today (2025): 9,166 people
• By 2030: 8,722 · -4.8%
• By 2040: 7,886 · -14.0%
• By 2050: 7,292 · -20.4%
• By 2075: 6,700 · -26.9%
• By 2100: 6,934 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Portuguese 5% Scottish 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Sublette

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -54.6pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+61.9 2016: R+64.3 2012: R+62.4 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 289.7
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-37.5% since first listed

8 events — show timeline

• 2026-04-08 Price Changed $42,500 TBOR
• 2026-04-03 Relisted — TBOR
• 2026-03-18 Price Changed $45,000 TBOR
• 2026-03-10 Price Changed $46,500 TBOR
• 2025-12-10 Price Changed $49,000 TBOR
• 2025-09-25 Price Changed $55,000 TBOR
• 2025-07-01 Price Changed $60,000 TBOR
• 2025-03-31 Listed $68,000 TBOR