600 County Road 349 · Good Hope, AL 35098

$157,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 53 Days on market

Built 2021 Fair condition 3.00 ac lot $123/sqft · 21% below area Est $200k · 22% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• Appreciation +6.9/10.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Check out this cute 3 bedroom 2 bath home with 3 acres in the Trimble Community. This home is a 2021 manufactured home with laminate flooring throughout. Open floor plan that also offers a bonus area that you could use for office or play room. Split bedroom system. Washer, & Dryer does not convey.

Key facts

• Large front porch
• Abundant wildlife
• Flowing creek

Tags

• 3 ACRES
• ABUNDANT WILDLIFE
• FLOWING CREEK
• LARGE FRONT PORCH
• STORAGE BUILDING ONSITE

Property features AI

Finance

• Other: Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Manufactured / mobile home; Single-story; Built in 2021; Residential property
• Construction: No fireplaces
• Exterior features: 3-acre lot; Directions: From Exit 305 take County Rd 222 west ~7 miles, turn left on County Rd 349; property on right ~0.5 mile

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $157k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.1% in Good Hope — 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 63/100 on livability (#199 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Cullman County (rural): math 19% / reading 49% proficiency, ranked #49 of 129 in AL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Good Hope Elementary School (math 22% / reading 53%, grade F, #266 of 627 statewide, top 42%, 344 students, 68% FRL); Good Hope Middle School (math 19% / reading 54%, grade F, #76 of 257 statewide, top 31%, 386 students, 62% FRL); Good Hope High School (math 27% / reading 17%, grade F, #142 of 305 statewide, top 51%, 443 students, 53% FRL).
• Market conditions: 17 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $128k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $200,000
• List price: $157,000
• Delta: -21.50%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.14×
• Total profit: $50,171
• Equity at exit: $77,960

10-year hold

• IRR: 19.8%
• Equity multiple: 4.10×
• Total profit: $136,333
• Equity at exit: $126,217

Cash invested: $43,960 (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 35098

• Home prices YoY: 1.5%
• Active inventory: 17
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $382

Break-even live

Break-even rent $1,373

Max offer price $157,000

Occupancy floor 74%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $157,000 Active 53 DOM
2. 2026-06-18
   days on market $157,000 Active 52 DOM
3. 2026-06-17
   days on market $157,000 Active 51 DOM
4. 2026-06-16
   days on market $157,000 Active 50 DOM
5. 2026-06-15
   days on market $157,000 Active 49 DOM
6. 2026-06-14
   days on market $157,000 Active 47 DOM
7. 2026-06-12
   days on market $157,000 Active 46 DOM
8. 2026-06-09
   days on market $157,000 Active 43 DOM
9. 2026-06-08
   days on market $157,000 Active 42 DOM
10. 2026-06-07
    days on market $157,000 Active 41 DOM
11. 2026-06-05
    days on market $157,000 Active 38 DOM
12. 2026-06-03
    days on market $157,000 Active 37 DOM
13. 2026-06-02
    days on market $157,000 Active 36 DOM
14. 2026-06-01
    days on market $157,000 Active 35 DOM
15. 2026-05-31
    days on market $157,000 Active 34 DOM
16. 2026-05-30
    days on market $157,000 Active 33 DOM
17. 2026-05-07
    price $157,000 458-char remark
18. 2026-04-27
    listed $160,000 Active 458-char remark
19. 2022-06-13
    soldstatus $128,500 Closed 303-char remark

    Show marketing remark (303 chars)

    Check out this cute 3 bedroom 2 bath home with 3 acres in the Trimble Community. This home is a 2021 manufactured home with laminate flooring throughout. Open floor plan that also offers a bonus area that you could use for office or play room. Split bedroom system. Washer, & Dryer does not convey.

20. 2022-04-06
    listed $124,900 303-char remark

    Show marketing remark (303 chars)

    Check out this cute 3 bedroom 2 bath home with 3 acres in the Trimble Community. This home is a 2021 manufactured home with laminate flooring throughout. Open floor plan that also offers a bonus area that you could use for office or play room. Split bedroom system. Washer, & Dryer does not convey.

ⓘ 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 5/10 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,278
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$4,567
• Taxable income: $2,212
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $4,049/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen and bathrooms, as well as landscaping and curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of replacement
• Minor landscaping — some overgrown areas

Value-add opportunities

• Both new kitchen cabinets and appliances — modernizes the space and improves functionality
• Both new bathroom fixtures — enhances the aesthetic and functionality
• Both landscaping and curb appeal improvements — enhances the overall appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of replacement	Moderate	$3,000–15,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both new kitchen cabinets and appliances — modernizes the space and improves functionality ↑
• Both new bathroom fixtures — enhances the aesthetic and functionality ↑
• Both landscaping and curb appeal improvements — enhances the overall 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: Cullman County
• NCES district ID: 0101020
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $39,449
• Composite: 28.39/100
• National rank: #6767
• State rank: #49 of 129 in AL

Livability — Good Hope

• Score: 63/100
• State rank: #199
• US rank: #15846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,118

Population outlook (Cullman County) Hauer SSP2

• Today (2025): 84,522 people
• By 2030: 85,402 · +1.0%
• By 2040: 86,152 · +1.9%
• By 2050: 85,202 · +0.8%
• By 2075: 79,679 · -5.7%
• By 2100: 66,943 · -20.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 1%

Political lean MEDSL · Cullman

• 2024 margin: Solid R (+80.5) · D 9.4% · R 89.9%
• 2008→2024 swing: -15.3pp toward R · 2008: -65.2pp · 2024: -80.5pp
• All cycles: 2024: R+80.5 2020: R+77.4 2016: R+77.8 2012: R+69.5 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.82%
• Current HPI: 253.2063
• 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

+25.7% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $157,000 VMLS
• 2026-04-27 Listed $160,000 VMLS
• 2022-06-13 Sold (MLS) $128,500 SAARMLS
• 2022-04-06 Listed $124,900 SAARMLS

Property tax history

-3.6%/yr

Latest (2025): $144 · +0.4% YoY. Source: county tax records.