14660 School St · Magnolia Springs, AL 36555

$159,000

None bd · None ba · — sqft · Manufactured · 12 Days on market

Good condition 0.30 ac lot Est $108k · 48% over

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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
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Turnkey 3BR/2BA home in downtown Magnolia Springs. All major systems—electric, HVAC, roof, plumbing, and flooring have been updated within the past two years, minimizing future capital expenses. The lot extends all the way from School Street to Rose Street. Prime location with strong demand—don’t miss this opportunity. Buyer to verify all information during due diligence.

Key facts

• Turnkey mobile home
• Prime location
• 0.3 acre lot

Tags

• TURNKEY MOBILE HOME
• MAJOR SYSTEMS UPDATED
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a manufactured listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Cap rate 15.9% vs local median 2.5% in Magnolia Springs — 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 69/100 on livability (#58 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Baldwin County (rural): math 33% / reading 57% proficiency, ranked #18 of 129 in AL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $159k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $159,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.89% ✓
• Cap rate: 15.89%
• Cash-on-cash: 34.26%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $107,603
• List price: $159,000
• Delta: 48.69%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.7%
• Equity multiple: 2.24×
• Total profit: $55,243
• Equity at exit: $23,707

10-year hold

• IRR: 37.0%
• Equity multiple: 4.43×
• Total profit: $152,541
• Equity at exit: $13,747

Cash invested: $44,520 (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 36555

• Home prices YoY: -1.2%
• Active inventory: 25
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $1,271

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 53%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11656 Magnolia St Magnolia Springs, AL	2.0	1.0	1178	$3,000	$2.55	43d	1	0.74mi

Listing history 25 events

1. 2026-06-19
   days on market $159,000 Active 12 DOM
2. 2026-06-18
   days on market $159,000 Active 11 DOM
3. 2026-06-17
   days on market $159,000 Active 10 DOM
4. 2026-06-16
   days on market $159,000 Active 9 DOM
5. 2026-06-15
   days on market $159,000 Active 8 DOM
6. 2026-06-14
   days on market $159,000 Active 6 DOM
7. 2026-06-13
   days on market $159,000 Active 5 DOM
8. 2026-06-10
   days on market $159,000 Active 3 DOM
9. 2026-06-09
   days on market $159,000 Active 2 DOM
10. 2026-06-08
    remarks 398-char remark
11. 2026-06-08
    pricedays on marketlisting id $159,000 Active 1 DOM
12. 2026-06-03
    days on market $159,999 Active 146 DOM
13. 2026-06-02
    days on market $159,999 Active 145 DOM
14. 2026-06-01
    days on market $159,999 Active 144 DOM
15. 2026-05-31
    days on market $159,999 Active 143 DOM
16. 2026-05-30
    days on market $159,999 Active 142 DOM
17. 2026-02-20
    price $159,999 392-char remark

    Show marketing remark (392 chars)

    Turnkey 3BR/2BA home in downtown Magnolia Springs. All major systems—electric, HVAC, roof, plumbing, and flooring have been updated within the past two years, minimizing future capital expenses. The lot extends all the way from School Street to Rose Street. Prime location with strong demand—don’t miss this opportunity. Buyer to verify all information during due diligence.

18. 2026-02-09
    price $168,300 392-char remark

    Show marketing remark (392 chars)

    Turnkey 3BR/2BA home in downtown Magnolia Springs. All major systems—electric, HVAC, roof, plumbing, and flooring have been updated within the past two years, minimizing future capital expenses. The lot extends all the way from School Street to Rose Street. Prime location with strong demand—don’t miss this opportunity. Buyer to verify all information during due diligence.

19. 2026-02-02
    price $168,500 392-char remark

    Show marketing remark (392 chars)

    Turnkey 3BR/2BA home in downtown Magnolia Springs. All major systems—electric, HVAC, roof, plumbing, and flooring have been updated within the past two years, minimizing future capital expenses. The lot extends all the way from School Street to Rose Street. Prime location with strong demand—don’t miss this opportunity. Buyer to verify all information during due diligence.

20. 2026-01-12
    price $169,000
21. 2026-01-07
    listed $169,000 Active 392-char remark

    Show marketing remark (392 chars)

    Turnkey 3BR/2BA home in downtown Magnolia Springs. All major systems—electric, HVAC, roof, plumbing, and flooring have been updated within the past two years, minimizing future capital expenses. The lot extends all the way from School Street to Rose Street. Prime location with strong demand—don’t miss this opportunity. Buyer to verify all information during due diligence.

22. 2025-12-14
    price $157,000
23. 2025-11-10
    price $167,000
24. 2015-04-03
    soldstatus $52,000
25. 2015-02-23
    listed $57,000

ⓘ 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: $36,000
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$4,625
• Taxable income: $13,528
• Est. tax owed @ 24.0%: −$3,247
• After-tax cash flow: $12,008/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This turnkey mobile home in Magnolia Springs has been recently updated with new systems and flooring, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal
• Both Replace countertops — Updated countertops improve kitchen aesthetics
• Both Install new lighting fixtures — Modern lighting enhances interior spaces

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal ↑
• Both Replace countertops — Updated countertops improve kitchen aesthetics ↑
• Both Install new lighting fixtures — Modern lighting enhances interior spaces ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Baldwin County
• NCES district ID: 0100270
• Math proficiency: 33% ▼ -26.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $50,677
• Composite: 38.61/100
• National rank: #4157
• State rank: #18 of 129 in AL

Livability — Magnolia Springs

• Score: 69/100
• State rank: #58
• US rank: #8693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magnolia Springs, AL
• City population: 1,234
• Population (ZIP): 1,234

Population outlook (Baldwin County) Hauer SSP2

• Today (2025): 248,264 people
• By 2030: 270,315 · +8.9%
• By 2040: 312,967 · +26.1%
• By 2050: 352,262 · +41.9%
• By 2075: 438,841 · +76.8%
• By 2100: 487,736 · +96.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 2%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Baldwin

• 2024 margin: Solid R (+58.2) · D 20.5% · R 78.7%
• 2008→2024 swing: -6.7pp toward R · 2008: -51.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+53.8 2016: R+57.8 2012: R+55.8 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.58%
• Current HPI: 366.9383
• 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

+180.7% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $159,999 BCAR
• 2026-02-09 Price Changed $168,300 BCAR
• 2026-02-02 Price Changed $168,500 BCAR
• 2026-01-12 Price Changed $169,000 GCMLS AL
• 2026-01-07 Listed $169,000 BCAR
• 2025-12-14 Price Changed $157,000 GCMLS AL
• 2025-11-10 Price Changed $167,000 GCMLS AL
• 2015-04-03 Sold (MLS) $52,000 BCAR
• 2015-02-23 Listed $57,000 BCAR