106 W 2nd St · Marbleton, WY 83113

$125,000

2 bd · 1.5 ba · 1,920 sqft · SingleFamily · 199 Days on market

Built 1974 0.32 ac lot $65/sqft · 35% below area Est $193k · 35% under

---

Why this score? — see what drove the C+ 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

Key facts

• Modern appliances
• Spacious carport
• Generous yard space

Tags

• CORNER LOT
• SPACIOUS CARPORT
• MODERN APPLIANCES
• GENEROUS YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (16.7% below list).
• Recommended offer: $104k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#17 in WY, #4,584 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Sublette County School District #9 (rural): math 50% / reading 51% proficiency, ranked #22 of 41 in WY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 97 units permitted in Sublette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.6% local appreciation)).
• Sublette County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $104,181 (16.7% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $193,174
• List price: $125,000
• Delta: -35.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 E 3rd St	0.63mi	3/2.0 (+1)	1,972 (+3%)	3mo	$268,000	$136	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.51×
• Total profit: $17,951
• Equity at exit: $53,206

10-year hold

• IRR: 11.9%
• Equity multiple: 2.69×
• Total profit: $59,305
• Equity at exit: $79,736

Cash invested: $35,000 (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 83113

• Home prices YoY: 0.9%
• Active inventory: 31
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $91

Break-even live

Break-even rent $927

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 199 DOM
2. 2026-06-17
   days on market $125,000 Active 198 DOM
3. 2026-06-16
   days on market $125,000 Active 197 DOM
4. 2026-06-15
   days on market $125,000 Active 196 DOM
5. 2026-06-15
   days on market $125,000 Active 195 DOM
6. 2026-06-13
   days on market $125,000 Active 194 DOM
7. 2026-06-12
   days on market $125,000 Active 193 DOM
8. 2026-06-09
   days on market $125,000 Active 190 DOM
9. 2026-06-08
   days on market $125,000 Active 189 DOM
10. 2026-06-08
    days on market $125,000 Active 188 DOM
11. 2026-06-05
    days on market $125,000 Active 186 DOM
12. 2026-06-04
    days on market $125,000 Active 185 DOM
13. 2026-06-03
    days on market $125,000 Active 184 DOM
14. 2026-06-02
    days on market $125,000 Active 183 DOM
15. 2026-06-01
    days on market $125,000 Active 182 DOM
16. 2026-05-31
    days on market $125,000 Active 181 DOM
17. 2026-01-05
    status Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

18. 2026-01-05
    status Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

19. 2025-08-04
    status Pending 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

20. 2025-08-04
    status Pending 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

21. 2025-06-30
    listed $125,000 Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

22. 2025-06-30
    listed $125,000 Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to your new home! This charming manufactured home is perfectly situated on a desirable corner lot, offering both privacy and convenience. As you approach, you'll notice the spacious carport, providing ample parking and protection for your vehicles. Inside, the home boasts a well-designed layout with comfortable living spaces, perfect for both relaxation and entertaining. The kitchen is equipped with modern appliances and plenty of storage, making meal preparation a breeze. The bedrooms are cozy and inviting, offering a peaceful retreat at the end of the day. Outside, the corner lot provides a generous yard space, ideal for gardening, outdoor activities, or simply enjoying the fresh air. This property combines the benefits of a manufactured home with the advantages of a prime location, making it a must-see for anyone seeking a comfortable and convenient lifestyle. Don't miss the opportunity to make this delightful home your own!

23. 2023-10-06
    soldstatus
24. 2023-10-06
    soldstatus
25. 2023-03-30
    listed $120,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: +$466/yr (+$39/mo · 157.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 8 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,502
• − Mortgage interest: −$7,002
• − Property taxes: −$297
• − Insurance: −$625
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$3,636
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,343/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: Sublette County School District #9
• NCES district ID: 5601260
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,891
• Composite: 44.82/100
• National rank: #2738
• State rank: #22 of 41 in WY

Livability — Marbleton

• Score: 74/100
• State rank: #17
• US rank: #4584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marbleton, WY
• Population (ZIP): 2,693

Population outlook (Sublette County) Hauer SSP2

• Today (2025): 9,166 people
• By 2030: 8,722 · -4.8%
• By 2040: 7,886 · -14.0%
• By 2050: 7,292 · -20.4%
• By 2075: 6,700 · -26.9%
• By 2100: 6,934 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 5% Portuguese 5% Scottish 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Sublette

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.2%
• 2008→2024 swing: -6.5pp toward R · 2008: -54.6pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+61.9 2016: R+64.3 2012: R+62.4 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 289.7
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.2% since first listed

9 events — show timeline

• 2026-01-05 Relisted — TBOR
• 2026-01-05 Relisted — WMLS
• 2025-08-04 Pending — WMLS
• 2025-08-04 Pending — TBOR
• 2025-06-30 Listed $125,000 WMLS
• 2025-06-30 Listed $125,000 TBOR
• 2023-10-06 Sold (Public Records) — Public Records
• 2023-10-06 Sold (MLS) — TBOR
• 2023-03-30 Listed $120,000 TBOR

Property tax history

+4.6%/yr

Latest (2025): $297 · -17.2% YoY. Source: county tax records.