73 County Road 582 · Geraldine, AL 35974

$99,000

2 bd · 2.0 ba · 728 sqft · Manufactured · 192 Days on market

Built 2020 1.22 ac lot ↓ 14% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Move in ready and beautifully maintained! This charming, less-than-5-year-old 2-bedroom, 2-bath manufactured home sits on a level 1.22-acre lot in Geraldine. It features a shingle roof, beautiful flooring throughout, and a peaceful country setting. Don’t miss your chance—call today to make this home yours!

Key facts

• 1.22 acre lot
• Built 2020
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $-34 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (16.8% below list).
• Recommended offer: $82k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#258 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL) — zoned schools average 82% FRL vs 59% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 28% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: 12 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $526 of equity ($684 loan paydown + $-158 appreciation (-0.2% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,362 (16.8% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.79×
• Total profit: $-5,757
• Equity at exit: $27,960

10-year hold

• IRR: 1.5%
• Equity multiple: 1.16×
• Total profit: $4,448
• Equity at exit: $32,988

Cash invested: $27,720 (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 35974

• Home prices YoY: -0.1%
• Active inventory: 12
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $824 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-34

Break-even live

Break-even rent $866

Max offer price $94,151

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $1	+0% $-34	+5% $-68	+10% $-102
Rent	-10% $-99	-5% $-66	+0% $-34	+5% $-1	+10% $32
Rate	-1.0pp $16	-0.5pp $-8	base $-34	+0.5pp $-59	+1.0pp $-85

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 192 DOM
2. 2026-06-19
   days on market $99,000 Active 190 DOM
3. 2026-06-18
   days on market $99,000 Active 189 DOM
4. 2026-06-17
   days on market $99,000 Active 188 DOM
5. 2026-06-17
   status $99,000 Active 187 DOM
6. 2026-06-16
   days on market $99,000 Contingent 187 DOM
7. 2026-06-15
   days on market $99,000 Contingent 186 DOM
8. 2026-06-14
   days on market $99,000 Contingent 184 DOM
9. 2026-06-12
   days on market $99,000 Contingent 183 DOM
10. 2026-06-09
    days on market $99,000 Contingent 180 DOM
11. 2026-06-08
    days on market $99,000 Contingent 179 DOM
12. 2026-06-07
    days on market $99,000 Contingent 178 DOM
13. 2026-06-07
    days on market $99,000 Contingent 177 DOM
14. 2026-06-04
    days on market $99,000 Contingent 174 DOM
15. 2026-06-02
    days on market $99,000 Contingent 173 DOM
16. 2026-06-01
    days on market $99,000 Contingent 172 DOM
17. 2026-05-31
    days on market $99,000 Contingent 171 DOM
18. 2026-05-31
    days on market $99,000 Contingent 170 DOM
19. 2026-05-12
    historical Contingent 319-char remark

    Show marketing remark (319 chars)

    Move in ready and beautifully maintained! This charming, less-than-5-year-old 2-bedroom, 2-bath manufactured home sits on a level 1.22-acre lot in Geraldine. It features a shingle roof, beautiful flooring throughout, and a peaceful country setting. Don’t miss your chance—call today to make this home yours!

20. 2026-04-01
    price $99,000 319-char remark

    Show marketing remark (319 chars)

    Move in ready and beautifully maintained! This charming, less-than-5-year-old 2-bedroom, 2-bath manufactured home sits on a level 1.22-acre lot in Geraldine. It features a shingle roof, beautiful flooring throughout, and a peaceful country setting. Don’t miss your chance—call today to make this home yours!

21. 2026-03-04
    price $105,000 319-char remark

    Show marketing remark (319 chars)

    Move in ready and beautifully maintained! This charming, less-than-5-year-old 2-bedroom, 2-bath manufactured home sits on a level 1.22-acre lot in Geraldine. It features a shingle roof, beautiful flooring throughout, and a peaceful country setting. Don’t miss your chance—call today to make this home yours!

22. 2025-12-11
    listed $115,000 Active 319-char remark

    Show marketing remark (319 chars)

    Move in ready and beautifully maintained! This charming, less-than-5-year-old 2-bedroom, 2-bath manufactured home sits on a level 1.22-acre lot in Geraldine. It features a shingle roof, beautiful flooring throughout, and a peaceful country setting. Don’t miss your chance—call today to make this home yours!

ⓘ 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 4/10 Moderate 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $9,883
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,880
• Taxable loss: −$2,103
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $103/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Geraldine

• Score: 61/100
• State rank: #258
• US rank: #18040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,998
• Population (ZIP): 1,998

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 14% Native American 8% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.16%
• Current HPI: 233.0731
• 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

-13.9% since first listed

4 events — show timeline

• 2026-05-12 Contingent — VMLS
• 2026-04-01 Price Changed $99,000 VMLS
• 2026-03-04 Price Changed $105,000 VMLS
• 2025-12-11 Listed $115,000 VMLS

Property tax history

-0.3%/yr

Latest (2021): $28 · +0.0% YoY. Source: county tax records.