150 W 11th St #9 · Sheridan, WY 82801

$65,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 38 Days on market

Built 1997 Fair condition $53/sqft · 74% below area

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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 +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHLY DESIRABLE LOCATION & Move-In Ready! Home is very well maintained, clean and inviting. Recent updates include new carpet, bathroom flooring, light fixtures, ceiling fans, doors, window treatments, fresh paint, enclosed carport, and much more. Enjoy your morning coffee on the covered deck. Additional storage included with a private shed. No real estate, mobile home only. All buyers need to be approved by JE Mobile Court. Lot rent is $305 per month which includes water, sewer and trash. All measurements are approximate.

Key facts

• Large closet
• Primary suite
• Landscaped yard

Tags

• PRIMARY SUITE
• LARGE CLOSET
• PRIVATE ENSUITE BATH
• SOAKER TUB
• SEPARATE WATER CLOSET
• LANDSCAPED YARD

Property features AI

Exterior

• Parking: Carport; Concrete parking surface
• Utilities: Public sewer (connected)
• Home design: Residential mobile home
• Exterior features: Deck; Partial fenced yard; Shed(s); Asphalt roof

Interior

• Bedrooms: 9 total rooms (bedroom count not specified)
• Heating & cooling: Natural gas forced air heating; Wall cooling units; Ceiling fans for cooling
• Interior features: Ceiling fans; Walk-in closets; No basement

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$246,194) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 2.4% in Sheridan — 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 79/100 on livability (#7 in WY, #2,337 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities C-, employment C-, commute F.
• Sheridan County School District #2 (town): math 68% / reading 72% proficiency, ranked #1 of 41 in WY (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 509 active listings in the ZIP; 309 units permitted in Sheridan County in 2024 (92 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sheridan County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.71% ✓
• Cap rate: 23.73%
• Cash-on-cash: 62.26%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

• ARV (median comp): $246,194
• List price: $65,000
• Delta: -73.60%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 W 11th St Lot 26	0.00mi	3/2.0	1,064 (-12%)	1mo	$57,000	$54	78
1034 Adair Ave	0.48mi	3/2.0	1,200 (-1%)	9mo	$96,000	$80	68

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: 61.2%
• Equity multiple: 3.73×
• Total profit: $49,637
• Equity at exit: $9,692

10-year hold

• IRR: 65.8%
• Equity multiple: 7.64×
• Total profit: $120,775
• Equity at exit: $5,620

Cash invested: $18,200 (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 82801

• Active inventory: 509
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $944

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $989	-5% $967	+0% $944	+5% $922	+10% $899
Rent	-10% $805	-5% $875	+0% $944	+5% $1,014	+10% $1,084
Rate	-1.0pp $977	-0.5pp $961	base $944	+0.5pp $927	+1.0pp $910

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $65,000 Active 38 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-17
   price $65,000 Active 35 DOM
5. 2026-06-16
   days on market $69,000 Active 35 DOM
6. 2026-06-15
   days on market $69,000 Active 34 DOM
7. 2026-06-14
   days on market $69,000 Active 32 DOM
8. 2026-06-12
   days on market $69,000 Active 31 DOM
9. 2026-06-09
   days on market $69,000 Active 28 DOM
10. 2026-06-08
    days on market $69,000 Active 27 DOM
11. 2026-06-07
    days on market $69,000 Active 26 DOM
12. 2026-06-05
    days on market $69,000 Active 24 DOM
13. 2026-06-03
    days on market $69,000 Active 22 DOM
14. 2026-06-02
    days on market $69,000 Active 21 DOM
15. 2026-06-01
    days on market $69,000 Active 20 DOM
16. 2026-05-31
    days on market $69,000 Active 19 DOM
17. 2026-05-30
    days on market $69,000 Active 18 DOM
18. 2026-05-12
    listed $69,000 Active 744-char remark
19. 2020-06-23
    soldstatus 538-char remark

    Show marketing remark (538 chars)

    HIGHLY DESIRABLE LOCATION & Move-In Ready! Home is very well maintained, clean and inviting. Recent updates include new carpet, bathroom flooring, light fixtures, ceiling fans, doors, window treatments, fresh paint, enclosed carport, and much more. Enjoy your morning coffee on the covered deck. Additional storage included with a private shed. No real estate, mobile home only. All buyers need to be approved by JE Mobile Court. Lot rent is $305 per month which includes water, sewer and trash. All measurements are approximate.

20. 2020-05-14
    listed $47,500 538-char remark

    Show marketing remark (538 chars)

    HIGHLY DESIRABLE LOCATION & Move-In Ready! Home is very well maintained, clean and inviting. Recent updates include new carpet, bathroom flooring, light fixtures, ceiling fans, doors, window treatments, fresh paint, enclosed carport, and much more. Enjoy your morning coffee on the covered deck. Additional storage included with a private shed. No real estate, mobile home only. All buyers need to be approved by JE Mobile Court. Lot rent is $305 per month which includes water, sewer and trash. All measurements are approximate.

21. 2017-09-22
    soldstatus

    Show marketing remark (247 chars)

    Well kept mobile home in move-in condition. Won't last long. No real estate, mobile home only. All buyers need to be approved by J and E Mobile Home Court. Lot rent $305/mo. which includes water, sewer and garage. All measurements are approximate.

22. 2017-08-30
    listed $26,900

    Show marketing remark (247 chars)

    Well kept mobile home in move-in condition. Won't last long. No real estate, mobile home only. All buyers need to be approved by J and E Mobile Home Court. Lot rent $305/mo. which includes water, sewer and garage. All measurements are approximate.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,167
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$1,891
• Taxable income: $10,948
• Est. tax owed @ 24.0%: −$2,628
• After-tax cash flow: $8,704/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 repairs and maintenance to improve its condition and value. Focus on exterior siding, interior walls, and flooring for the highest impact.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior walls — Worn paint and potential structural issues
• Major flooring — Worn carpet and potential subfloor issues

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal and property value
• Resale paint interior walls — Improves interior appearance and value
• Resale replace carpet — Fresh carpet enhances comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior walls · Worn paint and potential structural issues	Major	$15,000–50,000
flooring · Worn carpet and potential subfloor issues	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint exterior siding — Enhances curb appeal and property value ↑
• Resale paint interior walls — Improves interior appearance and value ↑
• Resale replace carpet — Fresh carpet enhances comfort and value ↑

ⓘ 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: Sheridan County School District #2
• NCES district ID: 5605695
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 72% ▼ -3.00%
• Median HH income: $50,902
• Composite: 59.44/100
• National rank: #923
• State rank: #1 of 41 in WY

Livability — Sheridan

• Score: 79/100
• State rank: #7
• US rank: #2337

Category grades

Amenities C- 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: Sheridan, WY
• County: Sheridan County · 26,310 people
• City population: 26,310
• Metro: Sheridan, WY
• Population (ZIP): 26,310
• Household income: $73,213
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 742.0

Population outlook (Sheridan County) Hauer SSP2

• Today (2025): 32,048 people
• By 2030: 32,834 · +2.5%
• By 2040: 33,843 · +5.6%
• By 2050: 34,744 · +8.4%
• By 2075: 37,231 · +16.2%
• By 2100: 37,261 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 5% Slovak 4% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sheridan

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.2% · Other 1.6%
• 2008→2024 swing: -11.9pp toward R · 2008: -38.2pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.5 2016: R+51.7 2012: R+46.8 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.82%
• Current HPI: 190.3135
• Rent YoY: —
• Metro: Sheridan, WY
• State GDP YoY: —
• F500 in state: 0

Price history

+141.6% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $65,000 SBORWY
• 2026-05-12 Listed $69,000 SBORWY
• 2020-06-23 Sold (MLS) — SBORWY
• 2020-05-14 Listed $47,500 SBORWY
• 2017-09-22 Sold (MLS) — SBORWY
• 2017-08-30 Listed $26,900 SBORWY