4901 E Lathrop Road #124 Rd · Evansville, WY 82636

$85,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 9 Days on market

Manufactured home Built 2022 Good condition $70/sqft · 23% below area Est $110k · 23% under ↓ 9% 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
• 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

Welcome to 4901 Lathrop #11, where comfort, convenience, and low-maintenance living come together! This move-in ready home features an inviting open-concept floor plan that’s perfect for entertaining—or pretending you weren’t expecting company. The spacious kitchen offers abundant cabinetry, generous counter space, and a large island that’s ready for everything from pancake breakfasts to late-night snacks. The primary suite is your own private retreat, complete with a walk-in closet and an en-suite bathroom featuring dual sinks, a soaking tub, and a separate shower—because sharing a sink is overrated. Additional bedrooms provide plenty of space for family, guests, a home office, or that hobby you’ve been meaning to start. Filled with natural light and modern finishes, this home is as welcoming as it is functional. Best of all, you’ll spend less time worrying about maintenance and more time enjoying life. Conveniently located near shopping, dining, and everyday amenities, this home checks all the boxes—and might even make your current place a little jealous. Don’t wait… homes this inviting have a funny way of getting someone else’s name on the mailbox!

Key facts

• Large kitchen
• Gas range oven
• Additional parking

Tags

• LARGE KITCHEN
• GAS RANGE OVEN
• ADDITIONAL PARKING
• STORAGE SHED
• ASPEN RIDGE MOBILE HOME PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.7% vs local median 5.8% 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: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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

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

Recommended offer $85,000

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. 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?
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $110,000
• List price: $85,000
• Delta: -22.73%
• 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%)	4mo	$70,000	$58	95
838 Cheney Loop	0.74mi	3/2.0	1,260 (+4%)	2mo	$479,900	$381	57
460 5th St St	1.20mi	3/2.0	1,172 (-4%)	5mo	$365,000	$311	54
637 Bozeman Trl	1.46mi	3/2.0	1,120 (-8%)	6mo	$299,000	$267	47
647 Bozeman Trl	1.47mi	3/1.8	1,107 (-9%)	3mo	$308,000	$278	47
502 Thelma Dr	1.15mi	3/2.0	1,439 (+18%)	2mo	$325,000	$226	38
310 S Forest Dr	1.41mi	3/1.0	1,056 (-13%)	2mo	$249,900	$237	37
230 S Forest Dr	1.39mi	3/1.0	1,056 (-13%)	5mo	$250,000	$237	35
3931 Dorset Ct Ct	1.16mi	3/2.0	1,502 (+24%)	6mo	$275,000	$183	35
970 Park Ln	1.41mi	3/1.0	960 (-21%)	2mo	$33,000	$34	34
468 King St	1.08mi	3/1.0	1,064 (-12%)	8mo	$220,000	$207	34
653 7th St	1.40mi	3/3.0	1,455 (+20%)	6mo	$269,000	$185	31

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: 20.2%
• Equity multiple: 1.82×
• Total profit: $19,552
• Equity at exit: $12,674

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $59,996
• Equity at exit: $7,349

Cash invested: $23,800 (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: 21 active · 1 under contract
• Months of supply: 126.0 mo (1%/mo absorbed)
• Median asking: $89,000 ($76/sqft)
• Median days on market: 75 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +19.7% 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: 81
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $523

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $582	-5% $552	+0% $523	+5% $494	+10% $464
Rent	-10% $412	-5% $467	+0% $523	+5% $578	+10% $634
Rate	-1.0pp $566	-0.5pp $545	base $523	+0.5pp $501	+1.0pp $478

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0d	31	0.65mi
760 Landmark Dr Casper, WY	1.0–2.0	1.0	719	$900	$1.25	0d	1	0.86mi
3900 E 12th St Casper, WY	2.0	1.0	850	$990	$1.16	0d	11	1.39mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterNatural gas availablePublic sewer
• Home design: Mobile home
• Construction: Vinyl siding
• Exterior features: DeckShed

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave, Range, Oven
• Flooring: Vinyl flooring
• Heating & cooling: Forced-air heatingCentral air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $85,000 Active 9 DOM
2. 2026-11-07
   days on market $85,000 Active 8 DOM
3. 2026-11-06
   days on market $85,000 Active 7 DOM
4. 2026-11-05
   days on market $85,000 Active 6 DOM
5. 2026-11-04
   days on market $85,000 Active 5 DOM
6. 2026-11-02
   days on market $85,000 Active 3 DOM
7. 2026-11-01
   days on market $85,000 Active 2 DOM
8. 2026-10-30
   pricedays on marketlisting id $85,000 Active 1 DOM
9. 2026-10-29
   days on market $84,000 Active 84 DOM
10. 2026-10-28
    days on market $84,000 Active 83 DOM
11. 2026-10-27
    days on market $84,000 Active 82 DOM
12. 2026-10-26
    days on market $84,000 Active 81 DOM
13. 2026-10-25
    days on market $84,000 Active 80 DOM
14. 2026-10-24
    days on market $84,000 Active 79 DOM
15. 2026-10-23
    days on market $84,000 Active 78 DOM
16. 2026-10-22
    days on market $84,000 Active 77 DOM
17. 2026-10-21
    days on market $84,000 Active 76 DOM
18. 2026-10-20
    days on market $84,000 Active 75 DOM
19. 2026-10-19
    days on market $84,000 Active 74 DOM
20. 2026-10-18
    days on market $84,000 Active 73 DOM
21. 2026-10-17
    days on market $84,000 Active 72 DOM
22. 2026-10-16
    days on market $84,000 Active 71 DOM
23. 2026-10-15
    days on market $84,000 Active 70 DOM
24. 2026-10-14
    days on market $84,000 Active 69 DOM
25. 2026-10-13
    days on market $84,000 Active 68 DOM
26. 2026-10-12
    days on market $84,000 Active 67 DOM
27. 2026-10-11
    days on market $84,000 Active 66 DOM
28. 2026-10-10
    days on market $84,000 Active 65 DOM
29. 2026-10-09
    days on market $84,000 Active 64 DOM
30. 2026-10-08
    days on market $84,000 Active 63 DOM
31. 2026-10-07
    days on market $84,000 Active 62 DOM
32. 2026-10-06
    days on market $84,000 Active 61 DOM
33. 2026-10-05
    days on market $84,000 Active 60 DOM
34. 2026-10-04
    days on market $84,000 Active 59 DOM
35. 2026-10-04
    days on market $84,000 Active 58 DOM
36. 2026-10-02
    days on market $84,000 Active 57 DOM
37. 2026-10-01
    days on market $84,000 Active 56 DOM
38. 2026-09-30
    days on market $84,000 Active 55 DOM
39. 2026-09-29
    days on market $84,000 Active 54 DOM
40. 2026-09-28
    days on market $84,000 Active 53 DOM
41. 2026-09-27
    days on market $84,000 Active 52 DOM
42. 2026-09-26
    days on market $84,000 Active 51 DOM
43. 2026-09-25
    days on market $84,000 Active 50 DOM
44. 2026-09-24
    days on market $84,000 Active 49 DOM
45. 2026-09-24
    days on market $84,000 Active 48 DOM
46. 2026-09-22
    days on market $84,000 Active 47 DOM
47. 2026-09-21
    days on market $84,000 Active 46 DOM
48. 2026-09-20
    days on market $84,000 Active 45 DOM
49. 2026-09-18
    days on market $84,000 Active 43 DOM
50. 2026-09-17
    days on market $84,000 Active 42 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: $16,866
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,473
• Taxable income: $5,233
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $5,019/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%
• 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 waterNatural gas availablePublic sewer
• Home design: Mobile home
• Construction: Vinyl siding
• Exterior features: DeckShed

Interior

• Kitchen: Dishwasher, Refrigerator, Microwave, Range, Oven
• Flooring: Vinyl flooring
• Heating & cooling: Forced-air heatingCentral air conditioning

Price history

-8.6% since first listed

4 events — show timeline

• 2026-10-29 Listed $85,000 WMLS
• 2026-08-06 Listed $84,000 WMLS
• 2026-05-22 Listed $83,000 WMLS
• 2024-03-11 Listed $93,000 WMLS