4901 Lathrop Rd. #11 Rd · Evansville, WY 82636

$84,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 48 Days on market

Manufactured home Built 2022 Good condition $69/sqft · 24% below area Est $110k · 24% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.6

Listing remarks MLS

Like new 2022 built 3 bedroom, 2 bath manufactured home offering modern finishes, low-maintenance living, and true move in ready convenience. This bright and inviting 1,216 sq ft home features an open concept floor plan, abundant natural light, and no carpet throughout for easy cleaning and everyday comfort. The spacious primary suite provides a private retreat with its own bathroom, while the modern kitchen showcases stainless steel appliances, ample cabinet storage, and a functional layout perfect for daily living and entertaining. Enjoy year-round comfort with efficient forced-air gas heat and central A/C. Outside, the included storage shed provides extra space for tools, hobbies, and seasonal items. Located on a rented lot, this newer manufactured home offers an affordable opportunity to enjoy modern amenities, stylish finishes, and low-maintenance living without sacrificing comfort. Schedule your private showing today with Terri Sossaman at RE/MAX The Group — call or text 307-267-7103.

Key facts

• Walk-in closet
• Spacious kitchen
• Large island

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• GENEROUS COUNTER SPACE
• LARGE ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 5.0% in Evansville — 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 68/100 on livability (#51 in WY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, 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.
• Zoned schools: Lincoln Elementary School (math 42% / reading 32%, grade F, #128 of 151 statewide, top 86%, 459 students, 67% FRL); Centennial Middle School (math 37% / reading 54%, grade D+, #40 of 55 statewide, top 72%, 796 students, 31% FRL); Kelly Walsh High School (math 49% / reading 60%, grade C-, #18 of 75 statewide, top 30%, 2,051 students, 29% FRL).
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $581 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

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

Recommended offer $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.86% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.36%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $110,000
• List price: $84,000
• Delta: -23.64%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Hills Dr	0.03mi	3/2.0	1,216 (0%)	3mo	$70,000	$58	96
838 Cheney Loop	0.74mi	3/2.0	1,260 (+4%)	1mo	$479,900	$381	59
460 5th St St	1.20mi	3/2.0	1,172 (-4%)	4mo	$365,000	$311	56
637 Bozeman Trl	1.46mi	3/2.0	1,120 (-8%)	4mo	$299,000	$267	48
647 Bozeman Trl	1.47mi	3/1.8	1,107 (-9%)	2mo	$308,000	$278	48
502 Thelma Dr	1.15mi	3/2.0	1,439 (+18%)	0mo	$325,000	$226	40
310 S Forest Dr	1.41mi	3/1.0	1,056 (-13%)	1mo	$249,900	$237	38
230 S Forest Dr	1.39mi	3/1.0	1,056 (-13%)	3mo	$250,000	$237	36
3931 Dorset Ct Ct	1.16mi	3/2.0	1,502 (+24%)	4mo	$275,000	$183	36
970 Park Ln	1.41mi	3/1.0	960 (-21%)	1mo	$33,000	$34	35
468 King St	1.08mi	3/1.0	1,064 (-12%)	6mo	$220,000	$207	35
653 7th St	1.40mi	3/3.0	1,455 (+20%)	4mo	$269,000	$185	32

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: 28.6%
• Equity multiple: 2.19×
• Total profit: $28,056
• Equity at exit: $12,525

10-year hold

• IRR: 36.0%
• Equity multiple: 4.32×
• Total profit: $78,150
• Equity at exit: $7,263

Cash invested: $23,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 2 under contract
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $90,000 ($77/sqft)
• Median days on market: 83 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +17.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 82636

• Home prices YoY: -24.9%
• Active inventory: 66
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $654

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 53%

Sensitivity live

Price	-10% $712	-5% $683	+0% $654	+5% $625	+10% $596
Rent	-10% $530	-5% $592	+0% $654	+5% $716	+10% $777
Rate	-1.0pp $696	-0.5pp $675	base $654	+0.5pp $632	+1.0pp $610

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: $21,000
• Closing costs: $2,520
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 Blackmore Rd Casper, WY	1.0–3.0	1.0–2.0	1088	$2,592	$2.38	1d	40	0.65mi
760 Landmark Dr Casper, WY	1.0–2.0	1.0	719	$900	$1.25	1d	1	0.86mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Residential mobile homeManufactured/mobile detached
• Construction: Vinyl siding
• Exterior features: DeckLocated on a cul-de-sac

Interior

• Kitchen: DishwasherRefrigeratorRangeOven
• Flooring: VinylCarpet
• Heating & cooling: Central airForced air heating
• Interior features: DishwasherRefrigeratorRangeOven

Listing history 50 events

1. 2026-09-24
   days on market $84,000 Active 48 DOM
2. 2026-09-22
   days on market $84,000 Active 47 DOM
3. 2026-09-21
   days on market $84,000 Active 46 DOM
4. 2026-09-20
   days on market $84,000 Active 45 DOM
5. 2026-09-18
   days on market $84,000 Active 43 DOM
6. 2026-09-17
   days on market $84,000 Active 42 DOM
7. 2026-09-16
   days on market $84,000 Active 41 DOM
8. 2026-09-15
   days on market $84,000 Active 40 DOM
9. 2026-09-14
   days on market $84,000 Active 39 DOM
10. 2026-09-13
    days on market $84,000 Active 38 DOM
11. 2026-09-12
    days on market $84,000 Active 37 DOM
12. 2026-09-11
    days on market $84,000 Active 36 DOM
13. 2026-09-05
    days on market $84,000 Active 30 DOM
14. 2026-09-04
    days on market $84,000 Active 29 DOM
15. 2026-09-03
    days on market $84,000 Active 28 DOM
16. 2026-09-02
    days on market $84,000 Active 27 DOM
17. 2026-08-30
    days on market $84,000 Active 24 DOM
18. 2026-08-29
    days on market $84,000 Active 23 DOM
19. 2026-08-28
    days on market $84,000 Active 22 DOM
20. 2026-08-27
    days on market $84,000 Active 21 DOM
21. 2026-08-26
    days on market $84,000 Active 20 DOM
22. 2026-08-25
    days on market $84,000 Active 19 DOM
23. 2026-08-24
    days on market $84,000 Active 18 DOM
24. 2026-08-23
    days on market $84,000 Active 17 DOM
25. 2026-08-22
    days on market $84,000 Active 16 DOM
26. 2026-08-20
    days on market $84,000 Active 14 DOM
27. 2026-08-19
    days on market $84,000 Active 13 DOM
28. 2026-08-18
    days on market $84,000 Active 12 DOM
29. 2026-08-17
    days on market $84,000 Active 11 DOM
30. 2026-08-16
    days on market $84,000 Active 10 DOM
31. 2026-08-15
    days on market $84,000 Active 9 DOM
32. 2026-08-14
    days on market $84,000 Active 8 DOM
33. 2026-08-13
    days on market $84,000 Active 7 DOM
34. 2026-08-12
    days on market $84,000 Active 6 DOM
35. 2026-08-11
    days on market $84,000 Active 5 DOM
36. 2026-08-10
    days on market $84,000 Active 4 DOM
37. 2026-08-09
    days on market $84,000 Active 3 DOM
38. 2026-08-08
    days on market $84,000 Active 2 DOM
39. 2026-08-07
    pricedays on marketlisting id $84,000 Active 1 DOM
40. 2026-08-06
    days on market $83,000 Active 76 DOM
41. 2026-08-05
    days on market $83,000 Active 75 DOM
42. 2026-08-04
    days on market $83,000 Active 74 DOM
43. 2026-08-03
    days on market $83,000 Active 73 DOM
44. 2026-07-31
    days on market $83,000 Active 70 DOM
45. 2026-07-30
    days on market $83,000 Active 69 DOM
46. 2026-07-29
    days on market $83,000 Active 68 DOM
47. 2026-07-27
    days on market $83,000 Active 66 DOM
48. 2026-07-25
    days on market $83,000 Active 64 DOM
49. 2026-07-23
    days on market $83,000 Active 62 DOM
50. 2026-07-22
    days on market $83,000 Active 61 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,750
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,444
• Taxable income: $6,921
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,185/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This manufactured home is in good condition with minimal repairs needed. Painting the exterior trim and cleaning gutters would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Woods Learning Center F WY #118/151 Nat'l #19,648/41,679 Middle Casper Classical Academy B WY #20/55 Nat'l #1,836/14,009 High Kelly Walsh High School C- WY #18/75 Nat'l #4,461/17,239

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

C Composite livability gradescore 68/100

Livability — Evansville

• Score: 68/100
• State rank: #51
• US rank: #9711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evansville, WY
• County: Natrona · 98,530 people
• Metro: Casper, WY
• Population (ZIP): 3,856
• Household income: $82,592
• Rent vs Own: 27.5% rent · 72.5% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 15% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2%

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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: ▼ -64.77%
• Current HPI: 195.2252
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewerNatural gas available
• Home design: Residential mobile homeManufactured/mobile detached
• Construction: Vinyl siding
• Exterior features: DeckLocated on a cul-de-sac

Interior

• Kitchen: DishwasherRefrigeratorRangeOven
• Flooring: VinylCarpet
• Heating & cooling: Central airForced air heating
• Interior features: DishwasherRefrigeratorRangeOven

Price history

+1.2% since first listed

2 events — show timeline

• 2026-08-06 Listed $84,000 WMLS
• 2026-05-22 Listed $83,000 WMLS