1601 E F #39 St · Torrington, WY 82240

$50,000

2 bd · 2.0 ba · 924 sqft · Other · 101 Days on market

Built 1995

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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
• Schools +4.3/10.0
• 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

This well-maintained, nicely remodeled mobile home is perfect for those seeking comfort and affordability. This sale is for the mobile home only, and does not include land. Lot rent is $350 per month, covering essential utilities such as water, sewer, and trash. Buyers must be approved by the lot owners to secure ownership.

Key facts

• Built 1995
• Listed 100 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured, detached)
• Construction: Aluminum roof
• Exterior features: Deck; Shed(s)

Interior

• Flooring: Carpet; Laminate
• Heating & cooling: Central air; Forced air heating
• Interior features: Dryer, Refrigerator, Range, Oven, Washer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 3.7% in Torrington — 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 67/100 on livability (#66 in WY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety C-, crime D+.
• Goshen County School District #1 (town): math 45% / reading 57% proficiency, ranked #28 of 41 in WY (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 3 units permitted in Goshen County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Goshen County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 11y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.72% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.74%
• DSCR: 2.46
• GRM: 4.8

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: 27.8%
• Equity multiple: 2.16×
• Total profit: $16,211
• Equity at exit: $7,455

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $45,378
• Equity at exit: $4,323

Cash invested: $14,000 (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 82240

• Active inventory: 93
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$15 /mo · $182/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $382

Break-even live

Break-even rent $377

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $410	-5% $396	+0% $382	+5% $368	+10% $354
Rent	-10% $314	-5% $348	+0% $382	+5% $416	+10% $450
Rate	-1.0pp $407	-0.5pp $395	base $382	+0.5pp $369	+1.0pp $356

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $50,000 Active 101 DOM
2. 2026-06-18
   days on market $50,000 Active 100 DOM
3. 2026-06-17
   days on market $50,000 Active 99 DOM
4. 2026-06-16
   days on market $50,000 Active 98 DOM
5. 2026-06-15
   days on market $50,000 Active 97 DOM
6. 2026-06-14
   days on market $50,000 Active 95 DOM
7. 2026-06-13
   days on market $50,000 Active 94 DOM
8. 2026-06-10
   days on market $50,000 Active 92 DOM
9. 2026-06-09
   days on market $50,000 Active 91 DOM
10. 2026-06-08
    days on market $50,000 Active 90 DOM
11. 2026-06-07
    days on market $50,000 Active 89 DOM
12. 2026-06-03
    days on market $50,000 Active 85 DOM
13. 2026-06-02
    days on market $50,000 Active 84 DOM
14. 2026-06-01
    days on market $50,000 Active 83 DOM
15. 2026-05-31
    days on market $50,000 Active 82 DOM
16. 2026-05-30
    days on market $50,000 Active 81 DOM
17. 2026-05-20
    price $50,000
18. 2026-04-20
    price $55,999
19. 2026-03-10
    listed $59,900 Active
20. 2025-02-28
    soldstatus Closed 325-char remark

    Show marketing remark (325 chars)

    This well-maintained, nicely remodeled mobile home is perfect for those seeking comfort and affordability. This sale is for the mobile home only, and does not include land. Lot rent is $350 per month, covering essential utilities such as water, sewer, and trash. Buyers must be approved by the lot owners to secure ownership.

21. 2025-01-29
    status Pending 325-char remark

    Show marketing remark (325 chars)

    This well-maintained, nicely remodeled mobile home is perfect for those seeking comfort and affordability. This sale is for the mobile home only, and does not include land. Lot rent is $350 per month, covering essential utilities such as water, sewer, and trash. Buyers must be approved by the lot owners to secure ownership.

22. 2024-12-30
    price $39,900 325-char remark

    Show marketing remark (325 chars)

    This well-maintained, nicely remodeled mobile home is perfect for those seeking comfort and affordability. This sale is for the mobile home only, and does not include land. Lot rent is $350 per month, covering essential utilities such as water, sewer, and trash. Buyers must be approved by the lot owners to secure ownership.

23. 2024-10-15
    soldstatus Closed
24. 2024-10-14
    listed $45,000 Active 325-char remark

    Show marketing remark (325 chars)

    This well-maintained, nicely remodeled mobile home is perfect for those seeking comfort and affordability. This sale is for the mobile home only, and does not include land. Lot rent is $350 per month, covering essential utilities such as water, sewer, and trash. Buyers must be approved by the lot owners to secure ownership.

25. 2024-10-07
    status Pending
26. 2024-10-01
    price $52,000
27. 2024-07-17
    price $60,000
28. 2024-06-14
    listed $70,000 Active
29. 2024-05-16
    soldstatus Closed
30. 2024-05-08
    price $33,000
31. 2024-05-06
    price $37,000
32. 2024-04-23
    price $39,000
33. 2024-04-04
    price $62,000
34. 2024-04-04
    listed $72,000 Active
35. 2024-03-05
    listed $42,000 Active
36. 2023-08-21
    listed $62,000 Active
37. 2023-06-19
    soldstatus
38. 2023-02-22
    listed $80,000
39. 2023-02-14
    listed $62,000
40. 2022-08-17
    soldstatus
41. 2022-06-06
    listed $70,000
42. 2022-03-24
    soldstatus
43. 2022-01-24
    listed $29,900
44. 2021-11-15
    soldstatus
45. 2021-10-16
    listed $95,000
46. 2020-04-17
    soldstatus
47. 2020-04-13
    soldstatus
48. 2019-11-01
    listed $12,000
49. 2019-08-27
    listed $35,000
50. 2018-05-16
    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: $182 · $15/mo
• Projected year-2 tax: $305 · $25/mo
• Expected delta: +$123/yr (+$10/mo · 67.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,332
• − Mortgage interest: −$2,801
• − Property taxes: −$182
• − Insurance: −$250
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,455
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $3,626/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: Goshen County School District #1
• NCES district ID: 5602990
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $44,003
• Composite: 43.0/100
• National rank: #3106
• State rank: #28 of 41 in WY

Livability — Torrington

• Score: 67/100
• State rank: #66
• US rank: #11066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Torrington, WY
• County: Goshen County · 9,667 people
• City population: 9,667
• Metro: nan
• Population (ZIP): 9,667
• Household income: $60,766
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 253.0

Population outlook (Goshen County) Hauer SSP2

• Today (2025): 14,178 people
• By 2030: 14,461 · +2.0%
• By 2040: 15,052 · +6.2%
• By 2050: 15,857 · +11.8%
• By 2075: 18,921 · +33.5%
• By 2100: 21,342 · +50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Goshen

• 2024 margin: Solid R (+60.9) · D 18.9% · R 79.8% · Other 1.4%
• 2008→2024 swing: -25.2pp toward R · 2008: -35.7pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+58.9 2016: R+61.2 2012: R+47.2 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.75%
• Current HPI: 176.949
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+25.3% since first listed

57 events — show timeline

• 2026-05-20 Price Changed $50,000 WMLS
• 2026-04-20 Price Changed $55,999 WMLS
• 2026-03-10 Listed $59,900 WMLS
• 2025-02-28 Sold (MLS) — WMLS
• 2025-01-29 Pending — WMLS
• 2024-12-30 Price Changed $39,900 WMLS
• 2024-10-15 Sold (MLS) — WMLS
• 2024-10-14 Listed $45,000 WMLS
• 2024-10-07 Pending — WMLS
• 2024-10-01 Price Changed $52,000 WMLS
• 2024-07-17 Price Changed $60,000 WMLS
• 2024-06-14 Listed $70,000 WMLS
• 2024-05-16 Sold (MLS) — WMLS
• 2024-05-08 Price Changed $33,000 WMLS
• 2024-05-06 Price Changed $37,000 WMLS
• 2024-04-23 Price Changed $39,000 WMLS
• 2024-04-04 Price Changed $62,000 WMLS
• 2024-04-04 Listed $72,000 WMLS
• 2024-03-05 Listed $42,000 WMLS
• 2023-08-21 Listed $62,000 WMLS
• 2023-06-19 Sold (MLS) — WMLS
• 2023-02-22 Listed $80,000 WMLS
• 2023-02-14 Listed $62,000 WMLS
• 2022-08-17 Sold (MLS) — WMLS
• 2022-06-06 Listed $70,000 WMLS
• 2022-03-24 Sold (MLS) — WMLS
• 2022-01-24 Listed $29,900 WMLS
• 2021-11-15 Sold (MLS) — WMLS
• 2021-10-16 Listed $95,000 WMLS
• 2020-04-17 Sold (MLS) — WMLS
• 2020-04-13 Sold (MLS) — WMLS
• 2019-11-01 Listed $12,000 WMLS
• 2019-08-27 Listed $35,000 WMLS
• 2018-05-16 Sold (MLS) — WMLS
• 2018-02-02 Listed $23,000 WMLS
• 2018-01-05 Sold (MLS) — WMLS
• 2017-10-23 Listed $30,000 WMLS
• 2017-10-20 Sold (MLS) — WMLS
• 2017-07-20 Listed $27,500 WMLS
• 2016-12-16 Sold (MLS) — WMLS
• 2016-11-28 Listed $55,000 WMLS
• 2016-09-14 Sold (MLS) — WMLS
• 2016-08-03 Sold (MLS) — WMLS
• 2016-06-06 Sold (MLS) — WMLS
• 2016-05-25 Listed $51,500 WMLS
• 2016-03-30 Listed $5,000 WMLS
• 2016-03-16 Sold (MLS) — WMLS
• 2016-03-15 Sold (MLS) — WMLS
• 2016-02-29 Listed $17,500 WMLS
• 2016-02-11 Listed $25,500 WMLS
• 2016-01-03 Listed $29,900 WMLS
• 2015-11-20 Sold (MLS) — WMLS
• 2015-11-17 Sold (MLS) — WMLS
• 2015-09-03 Listed $25,000 WMLS
• 2015-08-28 Listed $7,500 WMLS
• 2015-08-17 Listed $4,000 WMLS
• 2015-08-08 Listed $39,900 WMLS

Property tax history

+2.8%/yr

Latest (2025): $182 · +0.0% YoY. Source: county tax records.