133 School Cutoff Rd · Hokes Bluff, AL 36265

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 57 Days on market

Built 2002 1.46 ac lot

---

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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated 3 bedroom, 2 bathroom home in Jacksonville sitting on 1.46 acres! This 960 sq ft home offers fresh updates throughout and a move-in ready feel. Enjoy the peaceful setting with plenty of outdoor space plus two storage buildings for extra storage, hobbies, or tools. A great opportunity to own a renovated home with acreage!

Key facts

• Acreage
• Outdoor space
• Peaceful setting

Tags

• OUTDOOR SPACE
• TWO STORAGE BUILDINGS
• PEACEFUL SETTING
• ACREAGE

Property features AI

Finance

• Other: Parcel ID: 07-04-17-0-000-008.000; Lot is not in a flood plain; Lot view: no notable view; Driving directions available
• Financial info: Has down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Off-street parking; Unassigned parking
• Security: Storm door
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Single-story living areas (main level contains primary rooms); Existing construction; Accessible features including ramps, stall shower, and support rails
• Construction: Vinyl siding; Pillars/support foundation; Decks are covered
• Exterior features: Covered deck/porch; Porch; Storage building; Workshop; Some trees on the lot; Acreage (approx. 1.46 acres); Property accessed by paved, public road; No pool, no waterfront

Interior

• Kitchen: Eating area; Solid surface countertops
• Bedrooms: Multiple bedrooms located on the main level (all bedrooms on level 1)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Garden tub in bathroom; Tub/shower combinations; Split bedroom plan
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Ceilings: Other (see remarks); Some window treatments to remain; No additional interior features listed
• 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 $110k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.2% in Hokes Bluff — 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 (#57 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Valley Elementary School (math 39% / reading 62%, grade D+, #114 of 627 statewide, top 19%, 484 students, 61% FRL); Pleasant Valley High School (math 21% / reading 48%, grade F, #47 of 305 statewide, top 17%, 422 students, 56% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 88 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,767
• Equity at exit: $16,401

10-year hold

• IRR: 14.8%
• Equity multiple: 2.32×
• Total profit: $40,658
• Equity at exit: $9,511

Cash invested: $30,800 (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 36265

• Home prices YoY: -26.1%
• Rents YoY: 5.6%
• Active inventory: 88
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $290

Break-even live

Break-even rent $824

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $352	-5% $321	+0% $290	+5% $258	+10% $227
Rent	-10% $196	-5% $243	+0% $290	+5% $337	+10% $384
Rate	-1.0pp $345	-0.5pp $318	base $290	+0.5pp $261	+1.0pp $232

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 57 DOM
2. 2026-06-18
   days on market $110,000 Active 56 DOM
3. 2026-06-17
   days on market $110,000 Active 55 DOM
4. 2026-06-16
   days on market $110,000 Active 54 DOM
5. 2026-06-15
   days on market $110,000 Active 53 DOM
6. 2026-06-14
   days on market $110,000 Active 51 DOM
7. 2026-06-13
   days on market $110,000 Active 50 DOM
8. 2026-06-10
   days on market $110,000 Active 48 DOM
9. 2026-06-09
   days on market $110,000 Active 47 DOM
10. 2026-06-08
    days on market $110,000 Active 46 DOM
11. 2026-06-07
    days on market $110,000 Active 45 DOM
12. 2026-06-05
    days on market $110,000 Active 42 DOM
13. 2026-06-03
    days on market $110,000 Active 41 DOM
14. 2026-06-02
    days on market $110,000 Active 40 DOM
15. 2026-06-01
    days on market $110,000 Active 39 DOM
16. 2026-05-31
    days on market $110,000 Active 38 DOM
17. 2026-05-30
    days on market $110,000 Active 37 DOM
18. 2026-04-23
    listed $110,000 Active 338-char remark

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$116/yr (+$10/mo · 34.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $14,282
• − Mortgage interest: −$6,162
• − Property taxes: −$335
• − Insurance: −$550
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,200
• Taxable income: $1,750
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,056/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — Hokes Bluff

• Score: 69/100
• State rank: #57
• US rank: #8636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calhoun County · 71,763 people
• Metro: Anniston-Oxford, AL
• Population (ZIP): 22,452
• Household income: $55,294
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 476.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.38%
• Current HPI: 167.7493
• Rent YoY: ▲ 5.60%
• Metro: Anniston-Oxford, 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

1 event — show timeline

• 2026-04-23 Listed $110,000 Greater Alabama MLS