250 South Forty Loop · Woodstock, AL 35188

$41,800

3 bd · 2.0 ba · 1,219 sqft · Manufactured · 54 Days on market

Built 1991 0.46 ac lot $34/sqft · 78% below area ↓ 5% 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 +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

3 bedroom 2 bath home nestled on a 0.46 ac lot in Woodstock, Alabama. This charming property offers a comfortable living space. Call today for your personal showing and discover all this home has to offer!

Key facts

• 0.46 acre lot
• Built 1991
• Listed 54 days

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Frame construction; Composition shingle roof
• Exterior features: Paved road access; Lot approximately 0.46 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; No fireplace reported
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 4.2% in Woodstock — 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 59/100 on livability (#320 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodstock Elementary School (math 32% / reading 47%, grade F, #243 of 627 statewide, top 41%, 300 students, 62% FRL); West Blocton Middle School (math 10% / reading 40%, grade F, #163 of 257 statewide, top 64%, 376 students, 69% FRL); West Blocton High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 412 students, 55% FRL).
• Market conditions: 32 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $92 of equity ($289 loan paydown + $-197 appreciation (-0.5% local appreciation)).
• Bibb County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,546 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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: 2.59% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.98%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (median comp): $192,051
• List price: $41,800
• Delta: -78.23%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.90×
• Total profit: $33,895
• Equity at exit: $11,163

10-year hold

• IRR: 61.8%
• Equity multiple: 7.87×
• Total profit: $80,431
• Equity at exit: $12,664

Cash invested: $11,704 (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 35188

• Home prices YoY: -0.3%
• Active inventory: 32
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$219
• Tax est. 1.5%: −$52 /mo · $627/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $566

Break-even live

Break-even rent $366

Max offer price $41,800

Occupancy floor 43%

Sensitivity live

Price	-10% $594	-5% $580	+0% $566	+5% $551	+10% $537
Rent	-10% $480	-5% $523	+0% $566	+5% $608	+10% $651
Rate	-1.0pp $587	-0.5pp $576	base $566	+0.5pp $555	+1.0pp $544

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: $10,450
• Closing costs: $1,254
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   status $41,800 Pending 54 DOM
2. 2026-06-16
   days on market $41,800 Active 54 DOM
3. 2026-06-15
   days on market $41,800 Active 53 DOM
4. 2026-06-13
   days on market $41,800 Active 51 DOM
5. 2026-06-13
   days on market $41,800 Active 50 DOM
6. 2026-06-10
   days on market $41,800 Active 48 DOM
7. 2026-06-09
   days on market $41,800 Active 47 DOM
8. 2026-06-08
   days on market $41,800 Active 46 DOM
9. 2026-06-07
   days on market $41,800 Active 45 DOM
10. 2026-06-03
    days on market $41,800 Active 41 DOM
11. 2026-06-02
    days on market $41,800 Active 40 DOM
12. 2026-06-01
    days on market $41,800 Active 39 DOM
13. 2026-05-31
    days on market $41,800 Active 38 DOM
14. 2026-04-23
    listed $44,000 Active 226-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,978
• − Mortgage interest: −$2,341
• − Property taxes: −$627
• − Insurance: −$209
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,216
• Taxable income: $6,508
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,224/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: Bibb County
• NCES district ID: 0100360
• Math proficiency: 12% ▼ -22.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $40,196
• Composite: 18.14/100
• National rank: #8964
• State rank: #105 of 129 in AL

Livability — Woodstock

• Score: 59/100
• State rank: #320
• US rank: #19763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, AL
• Population (ZIP): 2,659

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 21,965 people
• By 2030: 21,437 · -2.4%
• By 2040: 20,248 · -7.8%
• By 2050: 19,023 · -13.4%
• By 2075: 16,513 · -24.8%
• By 2100: 14,871 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bibb

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.9%
• 2008→2024 swing: -18.6pp toward R · 2008: -45.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+57.7 2016: R+55.5 2012: R+46.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.47%
• Current HPI: 156.5471
• 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

-5.0% since first listed

3 events — show timeline

• 2026-06-16 Pending — WAMLS
• 2026-05-22 Price Changed $41,800 WAMLS
• 2026-04-23 Listed $44,000 WAMLS

Property tax history

+1.2%/yr

Latest (2025): $59 · +0.0% YoY. Source: county tax records.