392 County Road 517 Rd · Valley Grande, AL 36703

$61,000

3 bd · 2.0 ba · 1,749 sqft · Manufactured · 68 Days on market

Built 1999 1.07 ac lot $35/sqft · 53% above 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home situated on 1.07 acres of landscaped property. This inviting residence offers a thoughtful layout with comfortable living spaces and charming features throughout. The spacious living room features a cozy fireplace, creating a warm and welcoming atmosphere for relaxing or entertaining. The kitchen is designed with both function and style in mind, offering a center island and a bright breakfast nook, perfect for casual dining. The refrigerator, stove, microwave, and dishwasher will remain, making this home move-in ready. The primary suite provides a peaceful retreat and includes a garden tub, separate shower, and direct access to a large walk-in closet, offering both comfort and convenience. Enjoy outdoor living with a covered, enclosed back porch, ideal for relaxing and enjoying the surrounding property. Additional features include a detached two-vehicle carport and two spacious storage units, providing ample space for vehicles, equipment, or hobbies. The beautifully landscaped 1.07-acre lot offers privacy and room to enjoy outdoor activities while maintaining a manageable footprint. This property combines comfort, space, and functionality—an excellent place to call home. ALL OFFERS MUST BE SUBMITTED BY 5:00 TUESDAY, MAY 19, 2026

Key facts

• Landscaped property
• Separate shower
• Cozy fireplace

Tags

• LANDSCAPED PROPERTY
• COZY FIREPLACE
• CENTER ISLAND
• BRIGHT BREAKFAST NOOK
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $61k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.1% in Valley Grande — 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 62/100 on livability (#218 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($422 loan paydown + $6k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $57,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.69% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.55%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $40,000
• List price: $61,000
• Delta: 52.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.41×
• Total profit: $58,210
• Equity at exit: $54,954

10-year hold

• IRR: 39.1%
• Equity multiple: 9.89×
• Total profit: $151,811
• Equity at exit: $118,510

Cash invested: $17,080 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 52
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$320
• Tax est. 1.5%: −$76 /mo · $915/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $392

Break-even live

Break-even rent $534

Max offer price $61,000

Occupancy floor 57%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-22
   status Active 1334-char remark

   Show marketing remark (1334 chars)

   Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home situated on 1.07 acres of landscaped property. This inviting residence offers a thoughtful layout with comfortable living spaces and charming features throughout. The spacious living room features a cozy fireplace, creating a warm and welcoming atmosphere for relaxing or entertaining. The kitchen is designed with both function and style in mind, offering a center island and a bright breakfast nook, perfect for casual dining. The refrigerator, stove, microwave, and dishwasher will remain, making this home move-in ready. The primary suite provides a peaceful retreat and includes a garden tub, separate shower, and direct access to a large walk-in closet, offering both comfort and convenience. Enjoy outdoor living with a covered, enclosed back porch, ideal for relaxing and enjoying the surrounding property. Additional features include a detached two-vehicle carport and two spacious storage units, providing ample space for vehicles, equipment, or hobbies. The beautifully landscaped 1.07-acre lot offers privacy and room to enjoy outdoor activities while maintaining a manageable footprint. This property combines comfort, space, and functionality—an excellent place to call home. ALL OFFERS MUST BE SUBMITTED BY 5:00 TUESDAY, MAY 19, 2026

2. 2026-03-18
   historical Contingent 1334-char remark

   Show marketing remark (1334 chars)

   Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home situated on 1.07 acres of landscaped property. This inviting residence offers a thoughtful layout with comfortable living spaces and charming features throughout. The spacious living room features a cozy fireplace, creating a warm and welcoming atmosphere for relaxing or entertaining. The kitchen is designed with both function and style in mind, offering a center island and a bright breakfast nook, perfect for casual dining. The refrigerator, stove, microwave, and dishwasher will remain, making this home move-in ready. The primary suite provides a peaceful retreat and includes a garden tub, separate shower, and direct access to a large walk-in closet, offering both comfort and convenience. Enjoy outdoor living with a covered, enclosed back porch, ideal for relaxing and enjoying the surrounding property. Additional features include a detached two-vehicle carport and two spacious storage units, providing ample space for vehicles, equipment, or hobbies. The beautifully landscaped 1.07-acre lot offers privacy and room to enjoy outdoor activities while maintaining a manageable footprint. This property combines comfort, space, and functionality—an excellent place to call home. ALL OFFERS MUST BE SUBMITTED BY 5:00 TUESDAY, MAY 19, 2026

3. 2026-03-15
   listed $61,000 Active 1334-char remark

   Show marketing remark (1334 chars)

   Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home situated on 1.07 acres of landscaped property. This inviting residence offers a thoughtful layout with comfortable living spaces and charming features throughout. The spacious living room features a cozy fireplace, creating a warm and welcoming atmosphere for relaxing or entertaining. The kitchen is designed with both function and style in mind, offering a center island and a bright breakfast nook, perfect for casual dining. The refrigerator, stove, microwave, and dishwasher will remain, making this home move-in ready. The primary suite provides a peaceful retreat and includes a garden tub, separate shower, and direct access to a large walk-in closet, offering both comfort and convenience. Enjoy outdoor living with a covered, enclosed back porch, ideal for relaxing and enjoying the surrounding property. Additional features include a detached two-vehicle carport and two spacious storage units, providing ample space for vehicles, equipment, or hobbies. The beautifully landscaped 1.07-acre lot offers privacy and room to enjoy outdoor activities while maintaining a manageable footprint. This property combines comfort, space, and functionality—an excellent place to call home. ALL OFFERS MUST BE SUBMITTED BY 5:00 TUESDAY, MAY 19, 2026

4. 2026-01-07
   price $44,900
5. 2025-12-31
   price $54,900
6. 2025-12-09
   listed $64,500 Active

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,359
• − Mortgage interest: −$3,417
• − Property taxes: −$915
• − Insurance: −$305
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,775
• Taxable income: $3,970
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,752/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Valley Grande

• Score: 62/100
• State rank: #218
• US rank: #16561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley Grande, AL
• City population: 22,358
• Population (ZIP): 9,489

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.24%
• Current HPI: 164.88
• 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

-5.4% since first listed

6 events — show timeline

• 2026-03-22 Relisted — MAAR
• 2026-03-18 Contingent — MAAR
• 2026-03-15 Listed $61,000 MAAR
• 2026-01-07 Price Changed $44,900 MAAR
• 2025-12-31 Price Changed $54,900 MAAR
• 2025-12-09 Listed $64,500 MAAR

Property tax history

-1.2%/yr

Latest (2023): $60 · +17.1% YoY. Source: county tax records.