8426 County Road 87 · Roanoke, AL 36274

$89,900

3 bd · 2.0 ba · 1,054 sqft · Manufactured public records · 40 Days on market

Built 1990 0.59 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an Affordable Home in the Country! Recently updated and Move-in Ready! Home features approximately 1,100 sq. ft. with 3 bedrooms and 2 bathrooms. Kitchen with appliances, living room, split floor plan, Home was recently updated with metal roof, lvp flooring throughout, new central heat and air, new septic tank, and added new front and back covered porches. Outside features include an older fixer-upper home that was built in 1935 with 1054 sq. ft. that could be for additional family or rental investment. There is an older well covered house with a bored well and storage room. County water is connected to the mobile home. Both homes sit on approximately 0.59 acre.

Key facts

• Covered porches
• Metal roof
• New central heat

Tags

• METAL ROOF
• LVP FLOORING
• NEW CENTRAL HEAT
• NEW SEPTIC TANK
• COVERED PORCHES
• BORED WELL

Property features AI

Finance

• Other: Approximately 0.59 acres

Exterior

• Parking: Off-street parking; Unassigned parking
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing home; Single-story rooms (living, kitchen, bedrooms, laundry on main level)
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Covered deck; Porch; Storage building; No pool; No patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Heat pump heating; Central cooling; Heat pump cooling
• Interior features: Split bedroom layout; Ceilings: other (see remarks); Vinyl floors
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.8% in Roanoke — 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 56/100 on livability (#405 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Randolph County (rural): math 11% / reading 38% proficiency, ranked #96 of 129 in AL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodland Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 316 students, 65% FRL); Wedowee Middle School (math 8% / reading 42%, grade F, #166 of 257 statewide, top 64%, 184 students, 73% FRL); Woodland High School (math 8% / reading 32%, grade F, #165 of 305 statewide, top 55%, 279 students, 58% FRL).
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $90k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-6,767
• Equity at exit: $13,404

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $4,192
• Equity at exit: $7,773

Cash invested: $25,172 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 80
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $122

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 82%

Sensitivity live

Price	-10% $184	-5% $153	+0% $122	+5% $91	+10% $60
Rent	-10% $48	-5% $85	+0% $122	+5% $159	+10% $197
Rate	-1.0pp $168	-0.5pp $145	base $122	+0.5pp $99	+1.0pp $75

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 40 DOM
2. 2026-06-19
   days on market $89,900 Active 38 DOM
3. 2026-06-18
   days on market $89,900 Active 37 DOM
4. 2026-06-17
   days on market $89,900 Active 36 DOM
5. 2026-06-16
   days on market $89,900 Active 35 DOM
6. 2026-06-15
   days on market $89,900 Active 34 DOM
7. 2026-06-14
   days on market $89,900 Active 32 DOM
8. 2026-06-12
   days on market $89,900 Active 31 DOM
9. 2026-06-09
   days on market $89,900 Active 28 DOM
10. 2026-06-08
    days on market $89,900 Active 27 DOM
11. 2026-06-07
    days on market $89,900 Active 26 DOM
12. 2026-06-05
    days on market $89,900 Active 23 DOM
13. 2026-06-03
    days on market $89,900 Active 22 DOM
14. 2026-06-02
    days on market $89,900 Active 21 DOM
15. 2026-06-01
    days on market $89,900 Active 20 DOM
16. 2026-05-31
    days on market $89,900 Active 19 DOM
17. 2026-05-30
    days on market $89,900 Active 18 DOM
18. 2026-05-11
    listed $89,900 Active 683-char remark
19. 2020-12-31
    soldstatus $18,000
20. 2017-09-22
    soldstatus $9,000

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,294
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,615
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,458/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: Randolph County
• NCES district ID: 0102820
• Math proficiency: 11% ▼ -25.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $38,802
• Composite: 20.46/100
• National rank: #8575
• State rank: #96 of 129 in AL

Livability — Roanoke

• Score: 56/100
• State rank: #405
• US rank: #22530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

+898.9% since first listed

3 events — show timeline

• 2026-05-11 Listed $89,900 Greater Alabama MLS
• 2020-12-31 Sold (Public Records) $18,000 Public Records
• 2017-09-22 Sold (Public Records) $9,000 Public Records

Property tax history

-0.0%/yr

Latest (2023): $95 · +0.0% YoY. Source: county tax records.