373 Columbine Dr · Casper, WY 82604

$70,000

0 bd · 1.75 ba · 1,680 sqft · Manufactured public records · 9 Days on market

Built 2021 Est $81k · 13% under

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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
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Storage shed
• Center island
• Built 2021

Tags

• CENTER ISLAND
• STORAGE SHED
• OPEN-CONCEPT LIVING AREA
• WELL-DESIGNED FLOOR PLAN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (manufactured detached)
• Construction: Vinyl siding
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Oven
• Flooring: Vinyl
• Heating & cooling: Central air; Forced air heating
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a ?-bed/1.75-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.9% vs local median 3.0% in Casper — 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 78/100 on livability (#8 in WY, #2,629 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, health & safety F.
• Natrona County School District #1 (urban): math 44% / reading 52% proficiency, ranked #32 of 41 in WY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 203 active listings in the ZIP; solid renter incomes; 310 units permitted in Natrona County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Natrona County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.88% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.82%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $80,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Yucca Cir	0.22mi	3/2.0 (+3)	1,680 (0%)	19mo	$79,900	$48	58

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: 33.8%
• Equity multiple: 2.43×
• Total profit: $27,985
• Equity at exit: $10,437

10-year hold

• IRR: 40.7%
• Equity multiple: 4.82×
• Total profit: $74,964
• Equity at exit: $6,052

Cash invested: $19,600 (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 82604

• Active inventory: 203
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $618

Break-even live

Break-even rent $537

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $70,000 Active 9 DOM
2. 2026-06-18
   days on market $70,000 Active 8 DOM
3. 2026-06-17
   days on market $70,000 Active 7 DOM
4. 2026-06-17
   days on market $70,000 Active 6 DOM
5. 2026-06-15
   days on market $70,000 Active 5 DOM
6. 2026-06-14
   days on market $70,000 Active 3 DOM
7. 2026-06-13
   listed $70,000 Active 2 DOM

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $427 · $36/mo
• Expected delta: +$95/yr (+$8/mo · 28.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 6 d/yr ≥88°F today · 17 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: $15,823
• − Mortgage interest: −$3,921
• − Property taxes: −$332
• − Insurance: −$350
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,036
• Taxable income: $6,652
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $5,817/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: Natrona County School District #1
• NCES district ID: 5604510
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $55,217
• Composite: 41.6/100
• National rank: #3437
• State rank: #32 of 41 in WY

Livability — Casper

• Score: 78/100
• State rank: #8
• US rank: #2629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Casper, WY
• County: Natrona County · 72,922 people
• City population: 72,922
• Metro: Casper, WY
• Population (ZIP): 27,487
• Household income: $79,118
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 396.0

Population outlook (Natrona County) Hauer SSP2

• Today (2025): 98,530 people
• By 2030: 107,084 · +8.7%
• By 2040: 124,838 · +26.7%
• By 2050: 143,617 · +45.8%
• By 2075: 192,378 · +95.2%
• By 2100: 228,435 · +131.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, China, Guatemala
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Natrona

• 2024 margin: Solid R (+48.6) · D 24.8% · R 73.5% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -34.4pp · 2024: -48.6pp
• All cycles: 2024: R+48.6 2020: R+47.6 2016: R+52.2 2012: R+41.1 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.49%
• Current HPI: 180.7072
• Rent YoY: —
• Metro: Casper, WY
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $70,000 WMLS