3079 Yellow Creek Rd · Evanston, WY 82930

$89,000

3 bd · 2.0 ba · 1,502 sqft · Manufactured · 7 Days on market

Built 1983 Fair condition $350/mo HOA · 24% of rent ↓ 1% 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 +24.3/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Doublewide on rented lot. Lot rent $300.00 per month for all three lots provides plenty of space to enjoy the outdoor gathering areas. Hot tub is negotiable.

Key facts

• Attached garage
• Modern updates
• Garage

Tags

• ATTACHED GARAGE
• MODERN UPDATES
• PRIVATE ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 8.7% vs local median 3.0% 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.
• Market conditions: 114 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 $10k of equity ($615 loan paydown + $9k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $89,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $60,123
• Equity at exit: $80,178

10-year hold

• IRR: 26.6%
• Equity multiple: 7.76×
• Total profit: $168,546
• Equity at exit: $172,907

Cash invested: $24,920 (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: 114
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$350
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $179

Break-even live

Break-even rent $1,222

Max offer price $89,000

Occupancy floor 83%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-04-08
   listed $89,000 Active
3. 2021-08-19
   soldstatus 157-char remark

   Show marketing remark (157 chars)

   Doublewide on rented lot. Lot rent $300.00 per month for all three lots provides plenty of space to enjoy the outdoor gathering areas. Hot tub is negotiable.

4. 2021-06-22
   listed $65,000 157-char remark

   Show marketing remark (157 chars)

   Doublewide on rented lot. Lot rent $300.00 per month for all three lots provides plenty of space to enjoy the outdoor gathering areas. Hot tub is negotiable.

5. 2021-04-19
   soldstatus 211-char remark

   Show marketing remark (211 chars)

   This mobile home on rented double lot has a nice large shed to hold all you tools , or toys. Home sits alone for added privacy and quiet. Home has a nice wood fireplace. Call Darcy to view this home 307-708-0236

6. 2021-02-04
   listed $59,900 211-char remark

   Show marketing remark (211 chars)

   This mobile home on rented double lot has a nice large shed to hold all you tools , or toys. Home sits alone for added privacy and quiet. Home has a nice wood fireplace. Call Darcy to view this home 307-708-0236

7. 2018-05-25
   soldstatus
8. 2018-01-12
   listed $89,900

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

Taxation est. · year 1

• Rental income: $17,381
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$4,200
• − Depreciation: −$2,589
• Taxable income: $1,046
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $1,900/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, with potential for significant value increase through updates to interior walls, cabinets, and landscaping.

Repairs flagged

• Minor wooden cabinets — slight wear
• Minor wooden floors — slight wear
• Minor interior walls/paint — some discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace wooden cabinets — modernizes kitchen and improves functionality
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden cabinets · slight wear	Minor	$500–3,000
wooden floors · slight wear	Minor	$500–3,000
interior walls/paint · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace wooden cabinets — modernizes kitchen and improves functionality ↑
• Both landscaping — enhances curb appeal and adds 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: 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

• 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

-1.0% since first listed

8 events — show timeline

• 2026-04-15 Pending — WMLS
• 2026-04-08 Listed $89,000 WMLS
• 2021-08-19 Sold (MLS) — WMLS
• 2021-06-22 Listed $65,000 WMLS
• 2021-04-19 Sold (MLS) — WMLS
• 2021-02-04 Listed $59,900 WMLS
• 2018-05-25 Sold (MLS) — WMLS
• 2018-01-12 Listed $89,900 WMLS