590 N Lewis # 50 Ln · Mills, WY 82604

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 8 Days on market

Built 2000 Est $75k · 46% over

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Why this score? — see what drove the C+ 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 +9.9/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2014 Springview 16 x 76 mobile home is in impeccable condition and ready for you to move in! This 3 bedroom/2 bath home has central air, mountain views and one of the lowest lot rents in the area at only $400/month. Washer and dryer are included. Don't miss the opportunity to see this. .. Contact Mikke Lindblom at 307. 441.1707 for a tour of this exceptional property!

Key facts

• Updated kitchen
• Sunroom addition
• Built 2000

Tags

• UPDATED KITCHEN
• SUNROOM ADDITION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/MFD detached
• Exterior features: Covered patio/porch; Wood fencing; Shed(s)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.1% vs local median 3.0% in Mills — 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 65/100 on livability (#81 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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: 203 active listings in the ZIP; solid renter incomes; 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y ago 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 $110,000

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 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?
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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $75,392
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Lewis Lane #62 Ln	0.00mi	3/1.8	1,216 (0%)	17mo	$75,000	$62	85
145 S 3rd Ave	0.46mi	3/2.0	1,216 (0%)	12mo	$79,900	$66	69
147 S 4th Ave	0.44mi	3/1.8	1,280 (+5%)	2mo	$49,900	$39	69
676 N 3rd Ave	0.29mi	3/1.0	1,152 (-5%)	19mo	$149,900	$130	58
696 Daniel Ave	0.44mi	3/1.0	1,050 (-14%)	6mo	$24,600	$23	48
4872 Poison Spider Rd	0.51mi	3/2.0	1,352 (+11%)	15mo	$88,500	$65	45
4540 E Highway St	0.71mi	3/2.0	1,280 (+5%)	18mo	$154,900	$121	44
5107 Oregon Trl	0.35mi	2/1.0 (-1)	1,050 (-14%)	14mo	$32,900	$31	40
4606 Mountain View Dr	0.60mi	3/2.0	1,088 (-10%)	19mo	$35,000	$32	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $16,176
• Equity at exit: $16,401

10-year hold

• IRR: 22.0%
• Equity multiple: 2.88×
• Total profit: $57,935
• Equity at exit: $9,511

Cash invested: $30,800 (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 82604

• Active inventory: 203
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $533

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $609	-5% $571	+0% $533	+5% $495	+10% $457
Rent	-10% $404	-5% $469	+0% $533	+5% $598	+10% $663
Rate	-1.0pp $589	-0.5pp $561	base $533	+0.5pp $505	+1.0pp $476

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $110,000 Active 8 DOM
2. 2026-06-18
   days on market $110,000 Active 7 DOM
3. 2026-06-17
   days on market $110,000 Active 6 DOM
4. 2026-06-17
   days on market $110,000 Active 5 DOM
5. 2026-06-15
   days on market $110,000 Active 4 DOM
6. 2026-06-14
   days on market $110,000 Active 2 DOM
7. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 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: $19,650
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$3,200
• Taxable income: $4,944
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $5,215/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 — Mills

• Score: 65/100
• State rank: #81
• US rank: #12869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mills, WY
• County: Natrona County · 72,922 people
• City population: 1,890
• Metro: Casper, WY
• Population (ZIP): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

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: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+144.4% since first listed

22 events — show timeline

• 2026-06-09 Listed $110,000 WMLS
• 2025-01-28 Sold (MLS) — WMLS
• 2025-01-14 Pending — WMLS
• 2025-01-06 Listed $75,000 WMLS
• 2024-11-22 Sold (MLS) — WMLS
• 2024-11-18 Pending — WMLS
• 2024-10-28 Price Changed $26,900 WMLS
• 2024-09-26 Sold (MLS) — WMLS
• 2024-08-29 Sold (MLS) — WMLS
• 2024-08-17 Pending — WMLS
• 2024-08-13 Listed $50,000 WMLS
• 2024-08-09 Listed $38,000 WMLS
• 2024-08-06 Relisted — WMLS
• 2024-08-02 Pending — WMLS
• 2024-06-05 Listed $31,900 WMLS
• 2018-06-10 Listed $33,250 WMLS
• 2017-07-13 Sold (MLS) — WMLS
• 2017-03-17 Sold (MLS) — WMLS
• 2017-02-15 Listed $12,500 WMLS
• 2016-08-08 Listed $39,900 WMLS
• 2016-03-18 Sold (MLS) — WMLS
• 2015-03-01 Listed $45,000 WMLS