19588 Bert Diamond Rd · Carolina, AL 36421

$69,000

3 bd · 1.0 ba · 1,008 sqft · Manufactured · 130 Days on market

Built 2004 Average condition 0.49 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Well-kept 3 bedroom, 1 bathroom mobile home offering comfortable and affordable living. This home features a functional floor plan with a large living area, eat-in kitchen, and split floor plan. Located off of Brooklyn Road in the Pleasant Home school district. This property has two nice covered decks one on the front and one off the back. Large storage building and carport. Fenced in backyard.

Key facts

• Covered decks
• Large living area
• Fenced in backyard

Tags

• FUNCTIONAL FLOOR PLAN
• LARGE LIVING AREA
• EAT-IN KITCHEN
• COVERED DECKS
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $69k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#356 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, health & safety C-, employment D+.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($477 loan paydown + $3k appreciation (4.7% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.56×
• Total profit: $30,138
• Equity at exit: $37,807

10-year hold

• IRR: 24.6%
• Equity multiple: 5.06×
• Total profit: $78,397
• Equity at exit: $64,203

Cash invested: $19,320 (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 36421

• Home prices YoY: 2.6%
• Active inventory: 109
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $242

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 68%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,000 Active 130 DOM
2. 2026-06-18
   days on market $69,000 Active 129 DOM
3. 2026-06-17
   days on market $69,000 Active 128 DOM
4. 2026-06-16
   days on market $69,000 Active 127 DOM
5. 2026-06-15
   days on market $69,000 Active 126 DOM
6. 2026-06-14
   days on market $69,000 Active 124 DOM
7. 2026-06-12
   days on market $69,000 Active 123 DOM
8. 2026-06-09
   days on market $69,000 Active 120 DOM
9. 2026-06-08
   days on market $69,000 Active 119 DOM
10. 2026-06-07
    days on market $69,000 Active 118 DOM
11. 2026-06-07
    days on market $69,000 Active 117 DOM
12. 2026-06-04
    days on market $69,000 Active 114 DOM
13. 2026-06-02
    days on market $69,000 Active 113 DOM
14. 2026-06-01
    days on market $69,000 Active 112 DOM
15. 2026-05-31
    days on market $69,000 Active 111 DOM
16. 2026-05-31
    days on market $69,000 Active 110 DOM
17. 2026-02-09
    listed $69,000 Active 397-char remark

    Show marketing remark (397 chars)

    Well-kept 3 bedroom, 1 bathroom mobile home offering comfortable and affordable living. This home features a functional floor plan with a large living area, eat-in kitchen, and split floor plan. Located off of Brooklyn Road in the Pleasant Home school district. This property has two nice covered decks one on the front and one off the back. Large storage building and carport. Fenced in backyard.

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,925
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,007
• Taxable income: $1,925
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,447/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

Average 55/100 Cosmetic rehab

This well-maintained mobile home offers a functional floor plan with a large living area and split floor plan. It requires minor repairs and maintenance to enhance its curb appeal and value.

Repairs flagged

• Minor Deck railings — Slight wear on the wooden railings.
• Minor Shed door — Door is slightly warped and may need adjustment.
• Minor Carport roof — Roof appears intact but not inspected for damage.
• Minor Landscaping — Minimal landscaping could be improved with some plants and mulch.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn railings — New railings improve safety and appearance.
• Both Landscaping upgrade — Enhanced landscaping increases curb appeal and property value.
• Both HVAC maintenance — Regular maintenance ensures efficient operation and reduces energy costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck railings · Slight wear on the wooden railings.	Minor	$500–3,000
Shed door · Door is slightly warped and may need adjustment.	Minor	$500–3,000
Carport roof · Roof appears intact but not inspected for damage.	Minor	$500–3,000
Landscaping · Minimal landscaping could be improved with some plants and mulch.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn railings — New railings improve safety and appearance. ↑
• Both Landscaping upgrade — Enhanced landscaping increases curb appeal and property value. ↑
• Both HVAC maintenance — Regular maintenance ensures efficient operation and reduces energy costs. ↑

ⓘ 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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Carolina

• Score: 58/100
• State rank: #356
• US rank: #20976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,861

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 184.14
• 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

1 event — show timeline

• 2026-02-09 Listed $69,000 CAOR