15 Adam Dr · Pinson, AL 35215

$60,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 40 Days on market

Built 2021 Average condition ↓ 25% since listing

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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
• Rent growth +3.3/5.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautiful 2021 manufactured home in Hidden Valley Mobile Home Community, offering friendly neighbors & great amenities like a pool, playground, and clubhouse. The home can remain in place with park approval or be moved. Lot rent includes water, sewer, pest control, fire fees, & more—leaving only power, insurance, & mortgage. Inside, enjoy 1,216 sq ft of comfortable living space with two entrances, a spacious kitchen featuring a large island, pot rack, & included black appliances. The home offers 3BR'S & 2BA'S, including a main bath with a soaking tub & a separate shower. Closets are great, including a dual hanging area in the primary suit

Key facts

• Main bath
• Manufactured home
• Soaking tub

Tags

• MANUFACTURED HOME
• SPACIOUS KITCHEN
• LARGE ISLAND
• INCLUDED BLACK APPLIANCES
• MAIN BATH
• SOAKING TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 5.3% in Pinson — 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 60/100 on livability (#289 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 334 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,200 (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. 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.
5. 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.
6. 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: 2.01% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.29%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 2.46×
• Total profit: $24,488
• Equity at exit: $8,946

10-year hold

• IRR: 41.3%
• Equity multiple: 4.90×
• Total profit: $65,563
• Equity at exit: $5,188

Cash invested: $16,800 (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 35215

• Home prices YoY: -34.4%
• Rents YoY: 3.0%
• Active inventory: 334
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $536

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $578	-5% $557	+0% $536	+5% $515	+10% $495
Rent	-10% $441	-5% $489	+0% $536	+5% $584	+10% $631
Rate	-1.0pp $566	-0.5pp $551	base $536	+0.5pp $521	+1.0pp $505

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Candy Mountain Rd Birmingham, AL	2.0	2.0	858	$850	$0.99	2d	2	0.60mi
100 Pinson Pl Birmingham, AL	2.0	1.0	733	$725	$0.99	24d	2	1.18mi

Listing history 7 events

1. 2026-06-03
   days on market $60,000 Active 40 DOM
2. 2026-06-02
   days on market $60,000 Active 39 DOM
3. 2026-06-01
   days on market $60,000 Active 38 DOM
4. 2026-05-31
   days on market $60,000 Active 37 DOM
5. 2026-05-03
   price $60,000 1069-char remark
6. 2026-04-24
   listed $65,000 Active 1069-char remark
7. 2026-04-15
   price $79,900

ⓘ 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: $14,442
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,745
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,035/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 · 6 photos

Average 55/100 Moderate rehab

This 2021 manufactured home in Hidden Valley Mobile Home Community requires moderate repairs and updates to improve its condition and value. Painting, updating cabinets and fixtures, and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Minor Paint touch-up — Paint appears faded in some areas.
• Moderate Flooring replacement — Carpeted floors appear worn and may need replacement.
• Moderate Kitchen cabinets — Cabinets appear dated and may need updating or replacement.
• Moderate Bathroom fixtures — Bathtub and shower appear functional but dated and may need updating.
• Moderate Landscaping — Basic landscaping could be improved with some landscaping work.
• Moderate Exterior paint touch-up — Siding appears intact but may need touch-up paint.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Both resale and rental value would be improved.
• Both Updating bathroom fixtures — Both resale and rental value would be improved.
• Both Landscaping improvements — Both resale and rental value would be improved.
• Both Flooring replacement — Both resale and rental value would be improved.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-up · Paint appears faded in some areas.	Minor	$500–3,000
Flooring replacement · Carpeted floors appear worn and may need replacement.	Moderate	$3,000–15,000
Kitchen cabinets · Cabinets appear dated and may need updating or replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Bathtub and shower appear functional but dated and may need updating.	Moderate	$3,000–15,000
Landscaping · Basic landscaping could be improved with some landscaping work.	Moderate	$3,000–15,000
Exterior paint touch-up · Siding appears intact but may need touch-up paint.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Both resale and rental value would be improved. ↑
• Both Updating bathroom fixtures — Both resale and rental value would be improved. ↑
• Both Landscaping improvements — Both resale and rental value would be improved. ↑
• Both Flooring replacement — Both resale and rental value would be improved. ↑

ⓘ 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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Pinson

• Score: 60/100
• State rank: #289
• US rank: #18763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 527,445 people
• City population: 210,422
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 43,903
• Household income: $52,793
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1729.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 15% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.97%
• Current HPI: 215.0607
• Rent YoY: ▲ 3.04%
• Metro: Birmingham-Hoover, AL
• 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

-24.9% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $60,000 Greater Alabama MLS
• 2026-04-15 Price Changed $79,900 Greater Alabama MLS