1180 5th St · Evansville, WY 82636

$29,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 10 Days on market

Built 1980 Fair condition $36/sqft · 22% below area Est $39k · 22% under ↓ 41% since listing

---

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 +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot of recent improvements including windows, roof re-coating- new wall paneling. Affordable living on an owned lot in Evansville with 2 good sized bedrooms, 2 bath areas sitting on a large, private corner lot with mature landscaping and trees.

Key facts

• Built 1980
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential mobile home (mobile/manufactured, detached)
• Construction: Wood siding construction
• Exterior features: Covered patio/porch; Wood fencing; Shed(s) on the property

Interior

• Flooring: Carpet; Vinyl
• Heating & cooling: Forced air heating
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $30k).
• Cap rate 26.9% vs local median 10.1% 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: schools D, amenities F, commute 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: 45 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $29,900

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. 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: 3.04% ✓
• Cap rate: 26.86%
• Cash-on-cash: 73.45%
• DSCR: 4.27
• GRM: 2.7

CMA / ARV

• ARV (median comp): $38,540
• List price: $29,900
• Delta: 115.36%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1180 5th St	0.00mi	2/2.0	840 (0%)	0mo	$29,900	$36	100
1180 5th St	0.00mi	2/2.0	840 (0%)	1mo	$83,000	$99	99
1029 5th St	0.09mi	2/1.0	840 (0%)	14mo	$42,000	$50	80
1130 Park Ln	0.06mi	2/1.8	924 (+10%)	14mo	$38,000	$41	68
259 2nd St	0.62mi	3/2.0 (+1)	952 (+13%)	17mo	$48,900	$51	30

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: 73.2%
• Equity multiple: 4.32×
• Total profit: $27,804
• Equity at exit: $4,458

10-year hold

• IRR: 77.0%
• Equity multiple: 8.92×
• Total profit: $66,290
• Equity at exit: $2,585

Cash invested: $8,372 (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 82636

• Home prices YoY: -24.9%
• Active inventory: 45
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $512

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 39%

Sensitivity live

Price	-10% $533	-5% $523	+0% $512	+5% $502	+10% $492
Rent	-10% $440	-5% $476	+0% $512	+5% $548	+10% $584
Rate	-1.0pp $527	-0.5pp $520	base $512	+0.5pp $505	+1.0pp $497

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $29,900 Active 10 DOM
2. 2026-06-14
   days on market $29,900 Active 8 DOM
3. 2026-06-13
   days on market $29,900 Active 7 DOM
4. 2026-06-10
   days on market $29,900 Active 5 DOM
5. 2026-06-09
   days on market $29,900 Active 4 DOM
6. 2026-06-08
   days on market $29,900 Active 3 DOM
7. 2026-06-07
   pricedays on marketlisting id $29,900 Active 2 DOM
8. 2026-04-15
   listed $83,000 Active 244-char remark

   Show marketing remark (244 chars)

   Lot of recent improvements including windows, roof re-coating- new wall paneling. Affordable living on an owned lot in Evansville with 2 good sized bedrooms, 2 bath areas sitting on a large, private corner lot with mature landscaping and trees.

9. 2024-05-14
   price $105,000
10. 2024-03-03
    price $115,000
11. 2024-02-22
    listed $125,000 Active
12. 2022-12-30
    soldstatus
13. 2022-12-16
    listed $51,000

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 5 d/yr ≥92°F today · 13 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: $10,922
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$870
• Taxable income: $6,032
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $4,701/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 manufactured home requires significant exterior and interior repairs, but has potential for substantial value increase with updates.

Repairs flagged

• Major exterior siding — Significant damage
• Major exterior paint — Worn and peeling
• Major interior paint — Worn and peeling
• Major kitchen cabinets — Older and worn
• Major bathroom fixtures — Older and worn

Value-add opportunities

• Both exterior siding and paint — Enhances curb appeal and value
• Both kitchen cabinets and countertops — Modernizes and increases value
• Both bathroom fixtures — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
exterior paint · Worn and peeling	Major	$15,000–50,000
interior paint · Worn and peeling	Major	$15,000–50,000
kitchen cabinets · Older and worn	Major	$15,000–50,000
bathroom fixtures · Older and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding and paint — Enhances curb appeal and value ↑
• Both kitchen cabinets and countertops — Modernizes and increases value ↑
• Both bathroom fixtures — Modernizes and increases 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: 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 — 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
• Population (ZIP): 3,856

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 (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%

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

Price history

-41.4% since first listed

9 events — show timeline

• 2026-06-15 Sold (MLS) — WMLS
• 2026-06-05 Listed $29,900 WMLS
• 2026-05-28 Sold (MLS) — WMLS
• 2026-04-15 Listed $83,000 WMLS
• 2024-05-14 Price Changed $105,000 WMLS
• 2024-03-03 Price Changed $115,000 WMLS
• 2024-02-22 Listed $125,000 WMLS
• 2022-12-30 Sold (MLS) — WMLS
• 2022-12-16 Listed $51,000 WMLS