5704 S County Road 49 · Malvern, AL 36375

$199,900

3 bd · 2.0 ba · 1,415 sqft · Manufactured · 14 Days on market

Built 2026 1.24 ac lot ↓ 9% since listing

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Why this score? — see what drove the D- 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 +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Welcome to this stunning site-assembled residence in Slocomb, where curb appeal meets thoughtful design and timeless comfort. Step inside to discover a spacious and thoughtfully laid-out interior featuring luxury vinyl plank (LVP) flooring throughout the main living spaces for durability and style, while plush carpeted bedrooms create warm, inviting retreats for rest and relaxation. The heart of the home showcases a well-appointed kitchen equipped with stainless steel appliances, including a refrigerator, making meal prep and entertaining a joy. Ideal for organizational needs and everyday living, this home boasts large walk-in closets and abundant shelving throughout, ensuring that storage

Key facts

• Almost 3 acres
• Abundant shelving
• 1.24 acre lot

Tags

• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSETS
• ABUNDANT SHELVING
• ALMOST 3 ACRES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Deck; On waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (25.0% below list).
• Recommended offer: $150k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#75 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Slocomb Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 549 students, 69% FRL); Slocomb Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 271 students, 70% FRL); Slocomb High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 370 students, 69% FRL).
• Market conditions: 67 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $149,905 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.54×
• Total profit: $-25,783
• Equity at exit: $50,176

10-year hold

• IRR: -3.8%
• Equity multiple: 0.64×
• Total profit: $-20,370
• Equity at exit: $54,344

Cash invested: $55,972 (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 36375

• Home prices YoY: -0.3%
• Active inventory: 67
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-197

Break-even live

Break-even rent $1,749

Max offer price $171,363

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-128	+0% $-197	+5% $-266	+10% $-335
Rent	-10% $-316	-5% $-256	+0% $-197	+5% $-138	+10% $-79
Rate	-1.0pp $-97	-0.5pp $-146	base $-197	+0.5pp $-249	+1.0pp $-302

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending 1170-char remark
2. 2026-05-01
   listed $199,900 Active 1170-char remark
3. 2026-04-08
   price $199,900
4. 2026-01-30
   listed $219,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,989
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$5,815
• Taxable loss: −$5,900
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-950/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Malvern

• Score: 67/100
• State rank: #75
• US rank: #10116

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,039

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.80%
• Current HPI: 252.39
• 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

-9.1% since first listed

4 events — show timeline

• 2026-05-15 Pending — SAMLS
• 2026-05-01 Listed $199,900 SAMLS
• 2026-04-08 Price Changed $199,900 SAMLS
• 2026-01-30 Listed $219,900 SAMLS