15 Indian Hills Sub Rd · Ohatchee, AL 36271

$119,900

3 bd · 2.0 ba · 1,636 sqft · Manufactured public records · 31 Days on market

Built 1996 0.75 ac lot Est $129k · 7% 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 +21.6/30.0
• ARV discount +10.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

Key facts

• Detached carport
• Tranquil setting
• Fully fenced lot

Tags

• FULLY FENCED LOT
• DETACHED CARPORT
• NATURAL SURROUNDINGS
• TRANQUIL SETTING

Property features AI

Finance

• Financial info: Has down payment assistance
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; 2 carport spaces
• Utilities: Public water; Septic system; AT&T internet availability; Internet service available
• Home design: Existing home; Single-level living spaces (rooms listed at level 1)
• Construction: Vinyl siding; Crawl space foundation; Decks present (open type)
• Exterior features: Fenced yard; Porch; Open deck; Some trees on the lot; Public road access

Interior

• Kitchen: Island and eating area; Laminate countertops; Convection oven, electric cooktop, built-in dishwasher, electric oven, refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets; Bedrooms share a bath
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Jetted tub, separate shower, and separate vanities in primary bath; Stall shower noted
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Ceilings noted as 'Other (See Remarks)'; Some window treatments to remain
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $111k (7.0% below list).
• Recommended offer: $111k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.5% in Ohatchee — 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 57/100 on livability (#395 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ohatchee Elementary School (math 29% / reading 59%, grade F, #194 of 627 statewide, top 32%, 440 students, 65% FRL); Ohatchee High School (math 15% / reading 44%, grade F, #70 of 305 statewide, top 27%, 413 students, 60% FRL).
• Market conditions: 43 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $80k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,458 (7.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.93% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $129,244
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Indian Hills Sub Rd	0.00mi	3/2.0	1,636 (0%)	1mo	$130,000	$79	99

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,929
• Equity at exit: $17,877

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,730
• Equity at exit: $10,367

Cash invested: $33,572 (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 36271

• Home prices YoY: -20.8%
• Active inventory: 43
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $182

Break-even live

Break-even rent $885

Max offer price $119,900

Occupancy floor 79%

Sensitivity live

Price	-10% $249	-5% $215	+0% $182	+5% $10	+10% $-31
Rent	-10% $93	-5% $138	+0% $182	+5% $226	+10% $270
Rate	-1.0pp $242	-0.5pp $212	base $182	+0.5pp $150	+1.0pp $119

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-25
   status Pending
2. 2026-04-27
   historical Contingent
3. 2026-04-23
   listed $119,900 Active
4. 2021-04-16
   soldstatus $80,000
5. 2021-04-02
   soldstatus $80,000 Sold 472-char remark

   Show marketing remark (472 chars)

   Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

6. 2021-03-26
   historical 472-char remark

   Show marketing remark (472 chars)

   Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

7. 2021-02-27
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

8. 2021-02-24
   status Active 472-char remark

   Show marketing remark (472 chars)

   Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

9. 2021-02-02
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

10. 2021-01-28
    price $79,900 472-char remark

    Show marketing remark (472 chars)

    Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

11. 2021-01-20
    listed $89,900 Active 472-char remark

    Show marketing remark (472 chars)

    Wonderfully spacious home on a large fenced in lot in Ohatchee! Well maintained 3 bedroom 2 bath double wide manufactured home. Remodeled in 2016 including metal roof & new HVAC system 2020 per seller. Outside has a double fenced in yard and a large metal carport on a concrete pour pad. Home boasts of 1776 square feet and open living areas. Master bath features separate vanities and garden tub. Quiet neighborhood with amazing wooded views from your front porch.

12. 2016-02-08
    soldstatus $28,500 Sold 232-char remark

    Show marketing remark (232 chars)

    2 Bedroom, 1 Bath located in Ohatchee, AL. No major repairs are needed to make this home liveable. Could use fresh paint. This home is on a nice lot with great potential! Property sold in its “AS-IS, WHERE-IS” condition.

13. 2015-12-03
    status Pending 232-char remark

    Show marketing remark (232 chars)

    2 Bedroom, 1 Bath located in Ohatchee, AL. No major repairs are needed to make this home liveable. Could use fresh paint. This home is on a nice lot with great potential! Property sold in its “AS-IS, WHERE-IS” condition.

14. 2015-11-16
    listed $25,900 Active 232-char remark

    Show marketing remark (232 chars)

    2 Bedroom, 1 Bath located in Ohatchee, AL. No major repairs are needed to make this home liveable. Could use fresh paint. This home is on a nice lot with great potential! Property sold in its “AS-IS, WHERE-IS” condition.

15. 2008-09-09
    soldstatus $65,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $243 · $20/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$249/yr (+$21/mo · 102.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,375
• − Mortgage interest: −$6,716
• − Property taxes: −$243
• − Insurance: −$600
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,488
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $2,133/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — Ohatchee

• Score: 57/100
• State rank: #395
• US rank: #22187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ohatchee, AL
• City population: 5,991
• Population (ZIP): 5,991

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Black 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.59%
• Current HPI: 162.0923
• 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

+82.2% since first listed

15 events — show timeline

• 2026-05-25 Pending — Greater Alabama MLS
• 2026-04-27 Contingent — Greater Alabama MLS
• 2026-04-23 Listed $119,900 Greater Alabama MLS
• 2021-04-16 Sold (Public Records) $80,000 Public Records
• 2021-04-02 Sold (MLS) $80,000 Greater Alabama MLS
• 2021-03-26 Delisted — Greater Alabama MLS
• 2021-02-27 Pending — Greater Alabama MLS
• 2021-02-24 Relisted — Greater Alabama MLS
• 2021-02-02 Pending — Greater Alabama MLS
• 2021-01-28 Price Changed $79,900 Greater Alabama MLS
• 2021-01-20 Listed $89,900 Greater Alabama MLS
• 2016-02-08 Sold (MLS) $28,500 Greater Alabama MLS
• 2015-12-03 Pending — Greater Alabama MLS
• 2015-11-16 Listed $25,900 Greater Alabama MLS
• 2008-09-09 Sold (Public Records) $65,800 Public Records

Property tax history

+9.8%/yr

Latest (2025): $243 · +0.0% YoY. Source: county tax records.