1301 Furnie Folks Rd · Webb, AL 36376

$139,990

4 bd · 3.0 ba · 2,560 sqft · Manufactured public records · 169 Days on market

Built 2008 0.81 ac lot

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

Key facts

• Honeywell thermostat
• Fiber internet
• Family room

Tags

• FAMILY ROOM
• HOME OFFICE
• WOOD BURNING FIREPLACE
• HONEYWELL THERMOSTAT
• FIBER INTERNET
• ENCLOSED OUT BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $69 ($828/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#292 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: schools D+, health & safety D, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($968 loan paydown + $5k appreciation (3.4% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 169 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.62×
• Total profit: $24,464
• Equity at exit: $66,333

10-year hold

• IRR: 12.7%
• Equity multiple: 2.97×
• Total profit: $77,101
• Equity at exit: $104,942

Cash invested: $39,197 (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 36376

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $69

Break-even live

Break-even rent $1,225

Max offer price $139,990

Occupancy floor 90%

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $139,990 Active 169 DOM
2. 2026-06-18
   days on market $139,990 Active 168 DOM
3. 2026-06-17
   days on market $139,990 Active 167 DOM
4. 2026-06-16
   days on market $139,990 Active 166 DOM
5. 2026-06-15
   days on market $139,990 Active 165 DOM
6. 2026-06-14
   days on market $139,990 Active 163 DOM
7. 2026-06-12
   days on market $139,990 Active 162 DOM
8. 2026-06-09
   days on market $139,990 Active 159 DOM
9. 2026-06-08
   days on market $139,990 Active 158 DOM
10. 2026-06-07
    days on market $139,990 Active 157 DOM
11. 2026-06-05
    days on market $139,990 Active 154 DOM
12. 2026-06-03
    days on market $139,990 Active 153 DOM
13. 2026-06-02
    days on market $139,990 Active 152 DOM
14. 2026-06-01
    days on market $139,990 Active 151 DOM
15. 2026-05-31
    days on market $139,990 Active 150 DOM
16. 2026-05-30
    days on market $139,990 Active 149 DOM
17. 2026-05-18
    status Active 344-char remark

    Show marketing remark (344 chars)

    2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

18. 2026-05-02
    status Active 344-char remark

    Show marketing remark (344 chars)

    2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

19. 2026-04-23
    status Pending 344-char remark

    Show marketing remark (344 chars)

    2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

20. 2026-03-01
    status Active 344-char remark

    Show marketing remark (344 chars)

    2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

21. 2025-12-07
    listed $139,990 Active 344-char remark

    Show marketing remark (344 chars)

    2500 sqft mobile home on 0.81 acre. Comes with 4bd/3ba family room, living room and a home office, split floor plan, wood burning fireplace, honeywell thermostat ( you can adjust from you phone), all rooms are vary spacious, Fiber internet available through C Spire, 24x 36 enclosed out building with a 12x24 covered patio and fenced back yard.

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,744
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,072
• Taxable loss: −$1,489
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,186/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Webb

• Score: 60/100
• State rank: #292
• US rank: #18902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webb, AL
• City population: 2,112
• Population (ZIP): 2,112

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 19% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.43%
• Current HPI: 168.2513
• 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 events — show timeline

• 2026-05-18 Relisted — SAMLS
• 2026-05-02 Relisted — SAMLS
• 2026-04-23 Pending — SAMLS
• 2026-03-01 Relisted — SAMLS
• 2025-12-07 Listed $139,990 SAMLS

Property tax history

+1.4%/yr

Latest (2025): $167 · -17.0% YoY. Source: county tax records.