550 Evergreen Dr · Mountain View, WY 82939

$139,900

3 bd · 2.0 ba · 1,644 sqft · Manufactured public records · 144 Days on market

Built 1972 0.38 ac lot ↓ 6% since listing

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Appreciation +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

River frontage in your own backyard with bridge to other side. Check out this 1972 single wide mobile home with a addition and sunroom added and enjoy the view! Close to Mountain View, WY High School and near Mountain View Middle School. Cash sale or equity loan needed as not eligible for FHA funding because of lender restrictions age/moved twice Great opportunity for an investment rental, or family home. Call Beverly Grange, Big Country Properties at 307 780 8423 to setup a showing & more information. This backyard can be your own oasis! Check it out!

Key facts

• Extra parking
• Back yard
• Outbuildings

Tags

• RIVER FRONTAGE
• SUN ROOM
• BACK YARD
• OUTBUILDINGS
• EXTRA PARKING

Property features AI

Finance

• Other: Lot size approximately 0.38 acres

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home; Residential property
• Construction: Wood siding; Composition roof; Crawl space foundation; Built on manufactured home construction (manufactured attached)
• Exterior features: Porch; Chain link fencing; Shed(s); Riverfront setting

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range; Oven
• Flooring: Carpet; Laminate
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Refrigerator; Microwave; Range; Oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $78 ($938/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.6% below list).
• Recommended offer: $121k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#11 in WY, #2,919 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Uinta County School District #4 (rural): math 55% / reading 54% proficiency, ranked #16 of 41 in WY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mountain View K-8 (math 53% / reading 57%, grade C, #61 of 151 statewide, top 40%, 504 students, 23% FRL); Mountain View High School (math 62% / reading 47%, grade C-, #18 of 75 statewide, top 30%, 244 students, 20% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $120,897 (13.6% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $281,124
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 Evergreen Dr	0.02mi	3/2.0	1,435 (-13%)	5mo	$259,000	$180	74
654 Oak Dr	0.15mi	3/2.0	1,568 (-5%)	20mo	$229,000	$146	68
664 Evergreen Dr	0.09mi	3/2.0	1,404 (-15%)	4mo	$169,000	$120	68
545 Seventh St St	0.19mi	3/2.0	1,512 (-8%)	22mo	$259,000	$171	59

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

Projected returns pro-forma

-2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-15,855
• Equity at exit: $22,854

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-5,933
• Equity at exit: $15,550

Cash invested: $39,172 (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 82939

• Home prices YoY: -0.9%
• Active inventory: 17
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $78

Break-even live

Break-even rent $1,110

Max offer price $139,900

Occupancy floor 89%

Sensitivity live

Price	-10% $157	-5% $118	+0% $78	+5% $39	+10% $-1
Rent	-10% $-17	-5% $30	+0% $78	+5% $126	+10% $174
Rate	-1.0pp $149	-0.5pp $114	base $78	+0.5pp $42	+1.0pp $5

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 144 DOM
2. 2026-06-21
   days on market $139,900 Active 143 DOM
3. 2026-06-18
   days on market $139,900 Active 141 DOM
4. 2026-06-17
   days on market $139,900 Active 140 DOM
5. 2026-06-16
   days on market $139,900 Active 139 DOM
6. 2026-06-15
   days on market $139,900 Active 138 DOM
7. 2026-06-15
   days on market $139,900 Active 137 DOM
8. 2026-06-13
   days on market $139,900 Active 136 DOM
9. 2026-06-12
   days on market $139,900 Active 135 DOM
10. 2026-06-09
    days on market $139,900 Active 132 DOM
11. 2026-06-08
    days on market $139,900 Active 131 DOM
12. 2026-06-08
    days on market $139,900 Active 130 DOM
13. 2026-06-05
    days on market $139,900 Active 128 DOM
14. 2026-06-04
    days on market $139,900 Active 127 DOM
15. 2026-06-03
    days on market $139,900 Active 126 DOM
16. 2026-06-02
    days on market $139,900 Active 125 DOM
17. 2026-06-01
    days on market $139,900 Active 124 DOM
18. 2026-05-31
    days on market $139,900 Active 123 DOM
19. 2026-02-20
    price $139,900
20. 2026-01-22
    listed $150,000 Active
21. 2021-09-17
    soldstatus 567-char remark

    Show marketing remark (567 chars)

    River frontage in your own backyard with bridge to other side. Check out this 1972 single wide mobile home with a addition and sunroom added and enjoy the view! Close to Mountain View, WY High School and near Mountain View Middle School. Cash sale or equity loan needed as not eligible for FHA funding because of lender restrictions age/moved twice Great opportunity for an investment rental, or family home. Call Beverly Grange, Big Country Properties at 307 780 8423 to setup a showing & more information. This backyard can be your own oasis! Check it out!

22. 2021-08-02
    listed $149,000 567-char remark

    Show marketing remark (567 chars)

    River frontage in your own backyard with bridge to other side. Check out this 1972 single wide mobile home with a addition and sunroom added and enjoy the view! Close to Mountain View, WY High School and near Mountain View Middle School. Cash sale or equity loan needed as not eligible for FHA funding because of lender restrictions age/moved twice Great opportunity for an investment rental, or family home. Call Beverly Grange, Big Country Properties at 307 780 8423 to setup a showing & more information. This backyard can be your own oasis! Check it out!

23. 2021-04-16
    soldstatus
24. 1995-03-15
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WY · Resets to sale price

• Current annual tax: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,508
• − Mortgage interest: −$7,837
• − Property taxes: −$1,020
• − Insurance: −$700
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,070
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,283/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: Uinta County School District #4
• NCES district ID: 5604500
• Math proficiency: 55% ▼ -1.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $67,659
• Composite: 48.22/100
• National rank: #2166
• State rank: #16 of 41 in WY

Livability — Mountain View

• Score: 77/100
• State rank: #11
• US rank: #2919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain View, WY
• Population (ZIP): 1,296

Population outlook (Uinta County) Hauer SSP2

• Today (2025): 19,871 people
• By 2030: 19,106 · -3.8%
• By 2040: 17,394 · -12.5%
• By 2050: 15,715 · -20.9%
• By 2075: 12,193 · -38.6%
• By 2100: 9,429 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 10% Slovak 9% Iranian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Uinta

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.1% · Other 1.6%
• 2008→2024 swing: -22.6pp toward R · 2008: -41.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+62.8 2016: R+61.5 2012: R+59.0 2008: R+41.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.68%
• Current HPI: 308.04
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.1% since first listed

6 events — show timeline

• 2026-02-20 Price Changed $139,900 WMLS
• 2026-01-22 Listed $150,000 WMLS
• 2021-09-17 Sold (MLS) — WMLS
• 2021-08-02 Listed $149,000 WMLS
• 2021-04-16 Sold (Public Records) — Public Records
• 1995-03-15 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,020 · -21.8% YoY. Source: county tax records.