96 Richwood Dr · Moody, AL 35128

$129,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 48 Days on market

Built 1997 3.40 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated manufactured home situated on approximately 3+ private acres in Pell City. This 3-bedroom, 2-bath home features new appliances, durable laminate flooring throughout, and updated bathrooms with modern finishes, including a walk-in shower in the primary bath. Recent improvements include a new concrete driveway, adding durability and curb appeal. The home offers a functional layout with spacious bedrooms and a comfortable living area, set in a private, wooded setting that provides seclusion while still offering convenient access to town. Located near schools, shopping, and interstate access, this property offers a combination of updates, acreage, and location.

Key facts

• Private acres
• New appliances
• Updated bathrooms

Tags

• PRIVATE ACRES
• NEW APPLIANCES
• DURABLE LAMINATE FLOORING
• UPDATED BATHROOMS
• WALK-IN SHOWER
• NEW CONCRETE DRIVEWAY

Property features AI

Finance

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

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Well water; Septic system; Internet service available
• Home design: Single-family existing home; Main-level living (all primary rooms on level 1)
• Construction: Siding (other); Pillars/support foundation
• Exterior features: Heavy treed lot; Deck present; screened deck; No pool; Not waterfront

Interior

• Kitchen: Electric cooktop; Built-in dishwasher; Laminate countertops
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood; Laminate
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Hardwood and laminate flooring; Ceilings: other (see remarks); Woodburning fireplace with insert in the living room; Window treatments remain; No interior built-ins noted
• Laundry & utility: Main-level laundry in a closet; Washer hookup provided; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.9% in Moody — 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 (#191 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eden Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 394 students, 68% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL).
• Market conditions: 111 active listings in the ZIP; solid renter incomes; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; 30% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $11,849
• Equity at exit: $19,234

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $52,341
• Equity at exit: $11,154

Cash invested: $36,120 (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 35128

• Active inventory: 111
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $515

Break-even live

Break-even rent $966

Max offer price $129,000

Occupancy floor 63%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   days on market $129,000 Active 48 DOM
2. 2026-06-09
   days on market $129,000 Active 47 DOM
3. 2026-06-08
   days on market $129,000 Active 46 DOM
4. 2026-06-07
   days on market $129,000 Active 45 DOM
5. 2026-06-05
   pricedays on market $129,000 Active 42 DOM
6. 2026-06-03
   days on market $137,500 Active 41 DOM
7. 2026-06-02
   days on market $137,500 Active 40 DOM
8. 2026-06-01
   days on market $137,500 Active 39 DOM
9. 2026-05-31
   days on market $137,500 Active 38 DOM
10. 2026-05-20
    price $137,500
11. 2026-05-06
    price $145,000
12. 2026-04-21
    listed $155,000 Active
13. 2023-03-02
    soldstatus $99,000

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$131/yr (+$11/mo · 32.8%)

ⓘ 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 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,420
• − Mortgage interest: −$7,226
• − Property taxes: −$398
• − Insurance: −$645
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$3,753
• Taxable income: $4,291
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $5,151/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Moody

• Score: 63/100
• State rank: #191
• US rank: #15571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 54,404 people
• City population: 12,155
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 10,546
• Household income: $83,990
• Rent vs Own: 17.2% rent · 82.8% own
• Severe rent burden: 120.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.41%
• Current HPI: 175.603
• Rent YoY: —
• Metro: Birmingham-Hoover, AL
• 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

+38.9% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $137,500 Greater Alabama MLS
• 2026-05-06 Price Changed $145,000 Greater Alabama MLS
• 2026-04-21 Listed $155,000 Greater Alabama MLS
• 2023-03-02 Sold (Public Records) $99,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $398 · +0.0% YoY. Source: county tax records.