250 South Forty Loop

Woodstock, AL 35188

$41,800B

3 bd · 2.0 ba · 1,219 sqft · Built 1991 · Manufactured · Pending · 54 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,081/mo
• Mortgage (P&I): −$219
• Tax + insurance: −$70
• HOA: −$0
• Vac / Maint / Mgmt: −$227
• Net cashflow: $566/mo
• Annual: $6,786/yr
• Cap rate: 22.53%
• Cash-on-cash: 57.98%
• DSCR: 3.58
• 1% rule: 2.59%
• Cash to close: $11,704

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $42k.
• 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).
• It's been on market 54 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• In year one you build about $92 of equity ($289 loan paydown + $-197 appreciation (-0.5% local appreciation)).
• 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).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.