4943 S Alabama Highway 172 · Hodges, AL 35571

$55,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 99 Days on market

Built 1996 0.83 ac lot $35/sqft · 70% below area

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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
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Nice lot with mobile home offering 3 Bedrooms and 2 Baths. Primary Suite has walk-in shower along with garden tub. Kitchen and Living room are very spacious. This home does require some repairs. The kitchen cabinet doors will need to be reattached. Home will need a Heat/Air unit installed. Acreage is .83 +/- Home located on a beautiful lot with privacy! Home backs up to old railroad bed with access to beautiful horseback trails. There are 2 outside buildings that can be used for storage. Home is Selling AS-IS.

Key facts

• Privacy
• Walk-in shower
• Beautiful lot

Tags

• WALK-IN SHOWER
• GARDEN TUB
• HORSEBACK TRAILS
• BEAUTIFUL LOT
• PRIVACY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#177 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing A-; Watch: schools F, crime D-, amenities F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4 of equity ($380 loan paydown + $-376 appreciation (-0.7% local appreciation)).
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1k; list at $55k implies a 5400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.75%
• DSCR: 2.95
• GRM: 4.1

CMA / ARV

• ARV (median comp): $185,197
• List price: $55,000
• Delta: -70.30%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.10×
• Total profit: $32,392
• Equity at exit: $14,115

10-year hold

• IRR: 47.5%
• Equity multiple: 6.16×
• Total profit: $79,504
• Equity at exit: $15,550

Cash invested: $15,400 (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 35571

• Home prices YoY: -0.5%
• Active inventory: 4
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $561

Break-even live

Break-even rent $420

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $593	-5% $577	+0% $561	+5% $546	+10% $530
Rent	-10% $472	-5% $517	+0% $561	+5% $606	+10% $651
Rate	-1.0pp $589	-0.5pp $575	base $561	+0.5pp $547	+1.0pp $533

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $55,000 Active 99 DOM
2. 2026-06-19
   days on market $55,000 Active 97 DOM
3. 2026-06-18
   days on market $55,000 Active 96 DOM
4. 2026-06-17
   days on market $55,000 Active 95 DOM
5. 2026-06-16
   days on market $55,000 Active 94 DOM
6. 2026-06-15
   days on market $55,000 Active 93 DOM
7. 2026-06-14
   days on market $55,000 Active 91 DOM
8. 2026-06-13
   days on market $55,000 Active 90 DOM
9. 2026-06-10
   days on market $55,000 Active 88 DOM
10. 2026-06-09
    days on market $55,000 Active 87 DOM
11. 2026-06-08
    days on market $55,000 Active 86 DOM
12. 2026-06-07
    days on market $55,000 Active 85 DOM
13. 2026-06-05
    remarks 535-char remark
14. 2026-06-05
    pricestatus $55,000 Active 82 DOM
15. 2026-04-19
    price $63,000 521-char remark

    Show marketing remark (521 chars)

    Nice lot with mobile home offering 3 Bedrooms and 2 Baths. Primary Suite has walk-in shower along with garden tub. Kitchen and Living room are very spacious. This home does require some repairs. The kitchen cabinet doors will need to be reattached. Home will need a Heat/Air unit installed. Acreage is .83 +/- Home located on a beautiful lot with privacy! Home backs up to old railroad bed with access to beautiful horseback trails. There are 2 outside buildings that can be used for storage. Home is Selling AS-IS.

16. 2026-03-28
    price $65,000 521-char remark

    Show marketing remark (521 chars)

    Nice lot with mobile home offering 3 Bedrooms and 2 Baths. Primary Suite has walk-in shower along with garden tub. Kitchen and Living room are very spacious. This home does require some repairs. The kitchen cabinet doors will need to be reattached. Home will need a Heat/Air unit installed. Acreage is .83 +/- Home located on a beautiful lot with privacy! Home backs up to old railroad bed with access to beautiful horseback trails. There are 2 outside buildings that can be used for storage. Home is Selling AS-IS.

17. 2026-02-27
    listed $72,000 Active 521-char remark

    Show marketing remark (521 chars)

    Nice lot with mobile home offering 3 Bedrooms and 2 Baths. Primary Suite has walk-in shower along with garden tub. Kitchen and Living room are very spacious. This home does require some repairs. The kitchen cabinet doors will need to be reattached. Home will need a Heat/Air unit installed. Acreage is .83 +/- Home located on a beautiful lot with privacy! Home backs up to old railroad bed with access to beautiful horseback trails. There are 2 outside buildings that can be used for storage. Home is Selling AS-IS.

18. 2018-08-31
    soldstatus $1,000

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $249 · $21/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,573
• − Mortgage interest: −$3,081
• − Property taxes: −$249
• − Insurance: −$275
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$1,600
• Taxable income: $6,196
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $5,250/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: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Hodges

• Score: 63/100
• State rank: #177
• US rank: #15044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 741

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.68%
• Current HPI: 140.9615
• 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

+6200.0% since first listed

4 events — show timeline

• 2026-04-19 Price Changed $63,000 VMLS
• 2026-03-28 Price Changed $65,000 VMLS
• 2026-02-27 Listed $72,000 VMLS
• 2018-08-31 Sold (Public Records) $1,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $249 · +4.1% YoY. Source: county tax records.