222 Roosevelt Ave · Evanston, WY 82930

$220,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 403 Days on market

Built 1991 0.33 ac lot Est $310k · 29% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Charming Home on Large Lot! New paint and extremely clean. Large master bedroom and bath. Great kitchen with island. Lot's of natural sunlight. Oversized yard with mature trees. Home backs up to the park so there are not back neighbors.

Key facts

• 0.33 acre lot
• Built 1991
• Listed 403 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home (attached); Residential property
• Construction: Asphalt roof
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Carpet
• Heating & cooling: 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 $220k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (34.7% below list).
• Recommended offer: $144k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Evanston — 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 61/100 on livability (#112 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Uinta County School District #1 (town): math 54% / reading 57% proficiency, ranked #17 of 41 in WY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Evanston Elementary (math 57% / reading 52%, grade C, #62 of 151 statewide, top 49%, 308 students, 63% FRL); Evanston Middle School (math 49% / reading 58%, grade C+, #31 of 55 statewide, top 57%, 304 students, 52% FRL); Evanston High School (math 49% / reading 59%, grade C-, #24 of 75 statewide, top 35%, 747 students, 48% FRL) — zoned schools average 54% FRL vs 32% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 115 active listings in the ZIP; 50 units permitted in Uinta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Uinta County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 403 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $80k (27%) 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 $143,677 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 403 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $310,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 1st Ave	0.49mi	4/2.0 (+1)	1,680 (+8%)	2mo	$210,000	$125	58
63 & 61 2nd Ave	0.39mi	3/2.0	1,379 (-12%)	18mo	$275,000	$199	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.76×
• Total profit: $108,146
• Equity at exit: $198,193

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $327,363
• Equity at exit: $427,412

Cash invested: $61,600 (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 82930

• Home prices YoY: 4.4%
• Active inventory: 115
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-182

Break-even live

Break-even rent $1,667

Max offer price $187,913

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-119	+0% $-182	+5% $-244	+10% $-306
Rent	-10% $-295	-5% $-238	+0% $-182	+5% $-125	+10% $-68
Rate	-1.0pp $-71	-0.5pp $-126	base $-182	+0.5pp $-239	+1.0pp $-297

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $220,000 Active 403 DOM
2. 2026-06-21
   days on market $220,000 Active 402 DOM
3. 2026-06-18
   days on market $220,000 Active 400 DOM
4. 2026-06-17
   days on market $220,000 Active 399 DOM
5. 2026-06-16
   days on market $220,000 Active 398 DOM
6. 2026-06-15
   days on market $220,000 Active 397 DOM
7. 2026-06-15
   days on market $220,000 Active 396 DOM
8. 2026-06-13
   days on market $220,000 Active 395 DOM
9. 2026-06-12
   days on market $220,000 Active 394 DOM
10. 2026-06-09
    days on market $220,000 Active 391 DOM
11. 2026-06-08
    days on market $220,000 Active 390 DOM
12. 2026-06-08
    days on market $220,000 Active 389 DOM
13. 2026-06-05
    days on market $220,000 Active 387 DOM
14. 2026-06-04
    days on market $220,000 Active 386 DOM
15. 2026-06-03
    days on market $220,000 Active 385 DOM
16. 2026-06-02
    days on market $220,000 Active 384 DOM
17. 2026-06-01
    days on market $220,000 Active 383 DOM
18. 2026-05-31
    days on market $220,000 Active 382 DOM
19. 2026-05-13
    status Active
20. 2026-02-11
    price $220,000
21. 2025-12-16
    price $240,000
22. 2025-10-28
    price $250,000
23. 2025-08-29
    price $275,000
24. 2025-06-30
    price $295,000
25. 2025-05-02
    listed $300,000 Active
26. 2021-01-25
    soldstatus
27. 2021-01-20
    soldstatus 237-char remark

    Show marketing remark (237 chars)

    Charming Home on Large Lot! New paint and extremely clean. Large master bedroom and bath. Great kitchen with island. Lot's of natural sunlight. Oversized yard with mature trees. Home backs up to the park so there are not back neighbors.

28. 2020-12-03
    listed $149,000 237-char remark

    Show marketing remark (237 chars)

    Charming Home on Large Lot! New paint and extremely clean. Large master bedroom and bath. Great kitchen with island. Lot's of natural sunlight. Oversized yard with mature trees. Home backs up to the park so there are not back neighbors.

29. 2005-09-09
    soldstatus
30. 2003-05-30
    soldstatus
31. 1997-05-19
    soldstatus
32. 1991-12-16
    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: $856 · $71/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$486/yr (+$41/mo · 56.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 16 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: $17,241
• − Mortgage interest: −$12,323
• − Property taxes: −$856
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$6,400
• Taxable loss: −$6,197
• Est. tax savings @ 24.0%: +$1,487
• After-tax cash flow: $-692/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 #1
• NCES district ID: 5602760
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $53,206
• Composite: 47.65/100
• National rank: #2247
• State rank: #17 of 41 in WY

Livability — Evanston

• Score: 61/100
• State rank: #112
• US rank: #17873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evanston, WY
• Population (ZIP): 14,836

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 8% Italian 4% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▲ 16.96%
• Current HPI: 401.04
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+47.7% since first listed

14 events — show timeline

• 2026-05-13 Relisted — WMLS
• 2026-02-11 Price Changed $220,000 WMLS
• 2025-12-16 Price Changed $240,000 WMLS
• 2025-10-28 Price Changed $250,000 WMLS
• 2025-08-29 Price Changed $275,000 WMLS
• 2025-06-30 Price Changed $295,000 WMLS
• 2025-05-02 Listed $300,000 WMLS
• 2021-01-25 Sold (Public Records) — Public Records
• 2021-01-20 Sold (MLS) — WMLS
• 2020-12-03 Listed $149,000 WMLS
• 2005-09-09 Sold (Public Records) — Public Records
• 2003-05-30 Sold (Public Records) — Public Records
• 1997-05-19 Sold (Public Records) — Public Records
• 1991-12-16 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $856 · -21.9% YoY. Source: county tax records.