443 Valleyview Lot #55 Ln · North Rock Springs, WY 82901

$65,000

3 bd · 2.0 ba · 1 sqft · Other public records · 70 Days on market

Built 1996 Fair condition ↓ 25% since listing

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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 +4.2/10.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

Key facts

• Built 1996
• Listed 69 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home; Mobile/Manufactured detached
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Porch

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 other listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#68 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sweetwater County School District #1 (town): math 44% / reading 49% proficiency, ranked #31 of 41 in WY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.1%/yr); 177 active listings in the ZIP; 47 units permitted in Sweetwater County in 2024 (0 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.
• Sweetwater County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $4k (5%) 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.66% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.66×
• Total profit: $12,085
• Equity at exit: $9,692

10-year hold

• IRR: 23.4%
• Equity multiple: 2.73×
• Total profit: $31,531
• 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 82901

• Rents YoY: -2.1%
• Active inventory: 177
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $405

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $450	-5% $427	+0% $405	+5% $382	+10% $360
Rent	-10% $319	-5% $362	+0% $405	+5% $447	+10% $490
Rate	-1.0pp $437	-0.5pp $421	base $405	+0.5pp $388	+1.0pp $371

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 30 events

1. 2026-06-19
   days on market $65,000 Active 70 DOM
2. 2026-06-18
   days on market $65,000 Active 69 DOM
3. 2026-06-17
   days on market $65,000 Active 68 DOM
4. 2026-06-16
   days on market $65,000 Active 67 DOM
5. 2026-06-15
   days on market $65,000 Active 66 DOM
6. 2026-06-14
   days on market $65,000 Active 64 DOM
7. 2026-06-12
   days on market $65,000 Active 63 DOM
8. 2026-06-09
   days on market $65,000 Active 60 DOM
9. 2026-06-08
   days on market $65,000 Active 59 DOM
10. 2026-06-07
    days on market $65,000 Active 58 DOM
11. 2026-06-05
    days on market $65,000 Active 55 DOM
12. 2026-06-02
    days on market $65,000 Active 53 DOM
13. 2026-06-01
    days on market $65,000 Active 52 DOM
14. 2026-05-31
    days on market $65,000 Active 51 DOM
15. 2026-05-30
    days on market $65,000 Active 50 DOM
16. 2026-05-20
    price $65,000

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

17. 2026-05-20
    price $35,000 368-char remark

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

18. 2026-05-05
    price $75,500

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

19. 2026-05-05
    price $52,000 368-char remark

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

20. 2026-04-21
    price $130,000 832-char remark

    Show marketing remark (832 chars)

    This 2024 mobile home is so charming and it still feels brand new! With only one owner, it’s been really well taken care of and is completely move-in ready. At 1,001 sq ft, the space is used so well. You’ve got 3 bedrooms and 2 bathrooms, giving you flexibility whether you need extra space for family, guests, or even a home office. The layout feels open and comfortable, making it easy to settle in and feel right at home. You’ll stay cool in the summer with A/C, and the vinyl fenced yard is such a nice bonus; perfect for pets, kids, or just enjoying a little privacy outside. If you’re looking for something low-maintenance, cozy, and honestly just super charming, this one is definitely worth a look! Tiffany Cordova| House to Home Real Estate | 307.389.1103 Give me a call to make this home your own!

21. 2026-04-10
    listed $68,500 Active 368-char remark

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

22. 2026-04-10
    listed $82,500 Active

    Show marketing remark (368 chars)

    Move in ready 3 bedroom 2 bath home in very good shape. Seller has put a lot of work into home, roof , New Front door, paint The trailer is scheduled to be painted. Renter needs 24 hrs before showing Renter needs 30 to 45 day to close. Must see Buyers need to be approved by Trailer Ct Rent is 520 includes water and sewer. Call Penny Trujillo for showing 350-7795

23. 2026-03-25
    listed $135,000 Active 832-char remark

    Show marketing remark (832 chars)

    This 2024 mobile home is so charming and it still feels brand new! With only one owner, it’s been really well taken care of and is completely move-in ready. At 1,001 sq ft, the space is used so well. You’ve got 3 bedrooms and 2 bathrooms, giving you flexibility whether you need extra space for family, guests, or even a home office. The layout feels open and comfortable, making it easy to settle in and feel right at home. You’ll stay cool in the summer with A/C, and the vinyl fenced yard is such a nice bonus; perfect for pets, kids, or just enjoying a little privacy outside. If you’re looking for something low-maintenance, cozy, and honestly just super charming, this one is definitely worth a look! Tiffany Cordova| House to Home Real Estate | 307.389.1103 Give me a call to make this home your own!

24. 2026-03-13
    soldstatus Closed
25. 2026-02-12
    status Pending
26. 2026-02-07
    listed $40,000 Active
27. 2024-09-19
    listed $50,000 Active
28. 2022-02-03
    price $950
29. 2019-11-01
    soldstatus
30. 2014-05-12
    listed $87,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 6 d/yr ≥88°F today · 15 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: $12,969
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,891
• Taxable income: $4,062
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,880/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. Painting the interior and replacing countertops would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior paint — light wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen countertops — modernizes kitchen
• Both landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior paint · light wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen countertops — modernizes kitchen ↑
• Both landscaping — improves curb appeal and enhances property 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: Sweetwater County School District #1
• NCES district ID: 5605302
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $68,679
• Composite: 41.66/100
• National rank: #3422
• State rank: #31 of 41 in WY

Livability — North Rock Springs

• Score: 66/100
• State rank: #68
• US rank: #11269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Rock Springs, WY
• County: Sweetwater County · 27,198 people
• City population: 27,198
• Metro: Rock Springs, WY
• Population (ZIP): 27,198
• Household income: $69,954
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 609.0

Population outlook (Sweetwater County) Hauer SSP2

• Today (2025): 48,212 people
• By 2030: 49,664 · +3.0%
• By 2040: 51,984 · +7.8%
• By 2050: 54,005 · +12.0%
• By 2075: 57,684 · +19.6%
• By 2100: 57,857 · +20.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 5% Lithuanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 90% English-only · Spanish 9% Vietnamese 1%

Political lean MEDSL · Sweetwater

• 2024 margin: Solid R (+53.2) · D 22.5% · R 75.7% · Other 1.8%
• 2008→2024 swing: -25.7pp toward R · 2008: -27.5pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+50.6 2016: R+53.5 2012: R+39.7 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.69%
• Current HPI: 146.2451
• Rent YoY: ▼ -2.15%
• Metro: Rock Springs, WY
• State GDP YoY: —
• F500 in state: 0

Price history

-25.3% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $65,000 WMLS
• 2026-05-20 Price Changed $35,000 WMLS
• 2026-05-05 Price Changed $52,000 WMLS
• 2026-05-05 Price Changed $75,500 WMLS
• 2026-04-21 Price Changed $130,000 WMLS
• 2026-04-10 Listed $68,500 WMLS
• 2026-04-10 Listed $82,500 WMLS
• 2026-03-25 Listed $135,000 WMLS
• 2026-03-13 Sold (MLS) — WMLS
• 2026-02-12 Pending — WMLS
• 2026-02-07 Listed $40,000 WMLS
• 2024-09-19 Listed $50,000 WMLS
• 2022-02-03 Price Changed $950 RENT.
• 2019-11-01 Sold (Public Records) — Public Records
• 2014-05-12 Listed $87,000 WMLS

Property tax history

+4.3%/yr

Latest (2025): $4,244 · +0.1% YoY. Source: county tax records.