21038 W State Highway 52 · Kinston, AL 36453

$84,000

3 bd · 2.0 ba · 940 sqft · Manufactured · 63 Days on market

Built 2022 Good condition 1.00 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
• Appreciation +6.5/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Clean, updated, and move-in-ready home on a surveyed 1-acre lot in the heart of the Wiregrass. This 3-bedroom, 2-bath home has been thoroughly refreshed with new paint, new flooring, new appliances, new water heater, new vinyl siding, and updated well equipment, so the big-ticket items are already handled. The large kitchen with dining nook offers space to enjoy a meal, and the master bedroom measures a generous 15'4" x11' with its own dedicated wall AC unit, vinyl plank flooring, and an attached bath. Secondary bedrooms measure 13'4" x10'2" and 11'8" x10'8". The enclosed sunroom front porch is a standout feature perfect for enjoying the outdoors year-round. Outside, you will find a like-new storage building already wired for a tankless water heater and washer and dryer hookups, ideal as a dedicated laundry room or flex space. The pump house has 100-amp electric service and an RV hookup already in place. Partially fenced yard with a drive gate opens to a massive backyard with endless potential for gardens, animals, or future improvements. Metal roof and wall/window AC units make this home energy-efficient as well. Within walking distance to the Lowery Community Center and convenient to Samson, Kinston, Dothan, Enterprise, Andalusia, Florala, and Gulf Coast beaches via I-10. The adjacent property at 21072 is also available. Purchase both for a 2-acre family compound, a multigenerational homestead, or a small-business location. Each property has its own well and septic system.

Key facts

• Massive backyard
• 1 acre lot
• Rv hookup

Tags

• 1 ACRE LOT
• ENCLOSED SUNROOM FRONT PORCH
• LIKE-NEW STORAGE BUILDING
• RV HOOKUP
• PARTIALLY FENCED YARD
• MASSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#382 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D+, health & safety D, crime F.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 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; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($581 loan paydown + $3k appreciation (3.1% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $17,615
• Equity at exit: $38,030

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $52,292
• Equity at exit: $58,812

Cash invested: $23,520 (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 36453

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $114

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 82%

Sensitivity live

Price	-10% $172	-5% $143	+0% $114	+5% $85	+10% $56
Rent	-10% $44	-5% $79	+0% $114	+5% $148	+10% $183
Rate	-1.0pp $156	-0.5pp $135	base $114	+0.5pp $92	+1.0pp $70

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $84,000 Active 63 DOM
2. 2026-06-18
   days on market $84,000 Active 62 DOM
3. 2026-06-17
   days on market $84,000 Active 61 DOM
4. 2026-06-16
   days on market $84,000 Active 60 DOM
5. 2026-06-15
   days on market $84,000 Active 59 DOM
6. 2026-06-14
   days on market $84,000 Active 57 DOM
7. 2026-06-12
   days on market $84,000 Active 56 DOM
8. 2026-06-09
   days on market $84,000 Active 53 DOM
9. 2026-06-08
   days on market $84,000 Active 52 DOM
10. 2026-06-07
    days on market $84,000 Active 51 DOM
11. 2026-06-05
    days on market $84,000 Active 48 DOM
12. 2026-06-03
    days on market $84,000 Active 47 DOM
13. 2026-06-02
    days on market $84,000 Active 46 DOM
14. 2026-06-01
    days on market $84,000 Active 45 DOM
15. 2026-05-31
    days on market $84,000 Active 44 DOM
16. 2026-05-30
    days on market $84,000 Active 43 DOM
17. 2026-04-18
    listed $84,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    Clean, updated, and move-in-ready home on a surveyed 1-acre lot in the heart of the Wiregrass. This 3-bedroom, 2-bath home has been thoroughly refreshed with new paint, new flooring, new appliances, new water heater, new vinyl siding, and updated well equipment, so the big-ticket items are already handled. The large kitchen with dining nook offers space to enjoy a meal, and the master bedroom measures a generous 15'4" x11' with its own dedicated wall AC unit, vinyl plank flooring, and an attached bath. Secondary bedrooms measure 13'4" x10'2" and 11'8" x10'8". The enclosed sunroom front porch is a standout feature perfect for enjoying the outdoors year-round. Outside, you will find a like-new storage building already wired for a tankless water heater and washer and dryer hookups, ideal as a dedicated laundry room or flex space. The pump house has 100-amp electric service and an RV hookup already in place. Partially fenced yard with a drive gate opens to a massive backyard with endless potential for gardens, animals, or future improvements. Metal roof and wall/window AC units make this home energy-efficient as well. Within walking distance to the Lowery Community Center and convenient to Samson, Kinston, Dothan, Enterprise, Andalusia, Florala, and Gulf Coast beaches via I-10. The adjacent property at 21072 is also available. Purchase both for a 2-acre family compound, a multigenerational homestead, or a small-business location. Each property has its own well and septic system.

ⓘ 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: $10,544
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,444
• Taxable income: $28
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $1,357/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 · 14 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home has been updated with new appliances, flooring, and paint, making it a good investment with a good condition score of 80.

Repairs flagged

• Minor Kitchen cabinetry and countertops — Dated and could be updated for a fresh look.
• Minor Bathroom tile and fixtures — Dated and could be updated for a fresh look.

Value-add opportunities

• Resale Update kitchen cabinetry and countertops — Freshens the kitchen and adds value for potential buyers.
• Resale Update bathroom tile and fixtures — Freshens the bathroom and adds value for potential buyers.
• Both Paint touch-ups — Maintains the home's curb appeal and interior aesthetics.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinetry and countertops · Dated and could be updated for a fresh look.	Minor	$500–3,000
Bathroom tile and fixtures · Dated and could be updated for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Update kitchen cabinetry and countertops — Freshens the kitchen and adds value for potential buyers. ↑
• Resale Update bathroom tile and fixtures — Freshens the bathroom and adds value for potential buyers. ↑
• Both Paint touch-ups — Maintains the home's curb appeal and interior aesthetics. ↑

ⓘ 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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Kinston

• Score: 57/100
• State rank: #382
• US rank: #21820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,593

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Native American 1% Asian 1%
• Common ancestry: Serbian 3% Slovak 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.06%
• Current HPI: 131.8057
• 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

1 event — show timeline

• 2026-04-18 Listed $84,000 SAMLS