375 Fire Tower Rd · Sipsey, AL 35550

$74,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 72 Days on market

Built 1998 Fair condition 0.70 ac lot $76/sqft · 265% above area ↓ 6% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Great opportunity for investors or first-time home buyers! This 1998 14x70 mobile home located in the Argo community offers affordable living with plenty of potential. The home features 3 Bedrooms and 2 Bathrooms, a living area, and a functional kitchen with dining area. Situated in a convenient location with easy access to Jasper, Sumiton or Birmingham, shopping, and schools. Whether you're looking to add to your investment portfolio, create a rental property, or purchase an affordable starter home, this property is worth a look.

Key facts

• 0.7 acre lot
• Built 1998
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#544 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($518 loan paydown + $2k appreciation (3.2% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.70%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $20,500
• List price: $74,900
• Delta: 265.37%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.79×
• Total profit: $37,466
• Equity at exit: $34,673

10-year hold

• IRR: 31.4%
• Equity multiple: 5.47×
• Total profit: $93,738
• Equity at exit: $54,222

Cash invested: $20,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35550

• Home prices YoY: 2.5%
• Active inventory: 27
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $432

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 59%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $74,900 Active 72 DOM
2. 2026-06-17
   days on market $74,900 Active 71 DOM
3. 2026-06-16
   days on market $74,900 Active 70 DOM
4. 2026-06-15
   days on market $74,900 Active 69 DOM
5. 2026-06-13
   days on market $74,900 Active 67 DOM
6. 2026-06-13
   days on market $74,900 Active 66 DOM
7. 2026-06-10
   days on market $74,900 Active 64 DOM
8. 2026-06-09
   days on market $74,900 Active 63 DOM
9. 2026-06-08
   days on market $74,900 Active 62 DOM
10. 2026-06-07
    days on market $74,900 Active 61 DOM
11. 2026-06-05
    days on market $74,900 Active 58 DOM
12. 2026-06-03
    days on market $74,900 Active 57 DOM
13. 2026-06-03
    days on market $74,900 Active 56 DOM
14. 2026-06-01
    days on market $74,900 Active 55 DOM
15. 2026-05-31
    days on market $74,900 Active 54 DOM
16. 2026-05-15
    price $74,900 536-char remark

    Show marketing remark (536 chars)

    Great opportunity for investors or first-time home buyers! This 1998 14x70 mobile home located in the Argo community offers affordable living with plenty of potential. The home features 3 Bedrooms and 2 Bathrooms, a living area, and a functional kitchen with dining area. Situated in a convenient location with easy access to Jasper, Sumiton or Birmingham, shopping, and schools. Whether you're looking to add to your investment portfolio, create a rental property, or purchase an affordable starter home, this property is worth a look.

17. 2026-05-15
    price $74,900 536-char remark

    Show marketing remark (536 chars)

    Great opportunity for investors or first-time home buyers! This 1998 14x70 mobile home located in the Argo community offers affordable living with plenty of potential. The home features 3 Bedrooms and 2 Bathrooms, a living area, and a functional kitchen with dining area. Situated in a convenient location with easy access to Jasper, Sumiton or Birmingham, shopping, and schools. Whether you're looking to add to your investment portfolio, create a rental property, or purchase an affordable starter home, this property is worth a look.

18. 2026-04-07
    listed $79,900 Active 536-char remark

    Show marketing remark (536 chars)

    Great opportunity for investors or first-time home buyers! This 1998 14x70 mobile home located in the Argo community offers affordable living with plenty of potential. The home features 3 Bedrooms and 2 Bathrooms, a living area, and a functional kitchen with dining area. Situated in a convenient location with easy access to Jasper, Sumiton or Birmingham, shopping, and schools. Whether you're looking to add to your investment portfolio, create a rental property, or purchase an affordable starter home, this property is worth a look.

19. 2026-04-06
    listed $79,900 Active 536-char remark

    Show marketing remark (536 chars)

    Great opportunity for investors or first-time home buyers! This 1998 14x70 mobile home located in the Argo community offers affordable living with plenty of potential. The home features 3 Bedrooms and 2 Bathrooms, a living area, and a functional kitchen with dining area. Situated in a convenient location with easy access to Jasper, Sumiton or Birmingham, shopping, and schools. Whether you're looking to add to your investment portfolio, create a rental property, or purchase an affordable starter home, this property is worth a look.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,419
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,179
• Taxable income: $4,239
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,162/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

Fair 45/100 Moderate rehab

This 1998 mobile home in the Argo community requires moderate repairs and maintenance, including painting and flooring. Upgrades to the kitchen and bathrooms can significantly increase its resale and rental value.

Repairs flagged

• Minor Paint — some wear on interior walls
• Minor Flooring — some wear on wooden flooring

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Flooring — New flooring can enhance the home's value and appeal
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers
• Resale Bathroom fixtures — Modernizing bathrooms can increase the home's appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · some wear on interior walls	Minor	$500–3,000
Flooring · some wear on wooden flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can enhance the home's value and appeal ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Modernizing bathrooms can increase the home's appeal and 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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Sipsey

• Score: 47/100
• State rank: #544
• US rank: #26282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,053

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 134.7822
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-6.3% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $74,900 Greater Alabama MLS
• 2026-05-15 Price Changed $74,900 Walker County Area MLS
• 2026-04-07 Listed $79,900 Walker County Area MLS
• 2026-04-06 Listed $79,900 Greater Alabama MLS