135 Co Rd 810 · West Point, AL 35057

$119,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 36 Days on market

Built 2000 0.40 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, two bath mobile home on . 40 acre. Home sits off road in a private setting perfect for those looking for a fixer upper.

Key facts

• New siding
• New flooring
• New paint

Tags

• PERMANENT FOUNDATION
• NEW FLOORING
• NEW PAINT
• NEW ROOF
• NEW SIDING
• NEW WINDOWS

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Mobile home (residential property)
• Construction: Above-grade finished area approximately 1,280; Foundation: Other
• Exterior features: Lot approximately 0.4 acre (dimensions: 128 x 150 x 128 x 150); Subdivision: None

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.0% in West Point — 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 67/100 on livability (#85 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Cullman County (rural): math 19% / reading 49% proficiency, ranked #49 of 129 in AL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harmony School (math 22% / reading 57%, grade F, #243 of 627 statewide, top 41%, 321 students, 62% FRL); West Point Middle School (math 21% / reading 61%, grade F, #54 of 257 statewide, top 21%, 381 students, 64% FRL); West Point High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 606 students, 62% FRL).
• Market conditions: 128 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $49,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Co Rd 810	0.00mi	3/2.0	1,280 (0%)	14mo	$50,000	$39	88

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,862
• Equity at exit: $17,877

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $33,417
• Equity at exit: $10,367

Cash invested: $33,572 (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 35057

• Home prices YoY: -14.1%
• Active inventory: 128
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $365

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $448	-5% $407	+0% $365	+5% $324	+10% $282
Rent	-10% $246	-5% $306	+0% $365	+5% $425	+10% $485
Rate	-1.0pp $426	-0.5pp $396	base $365	+0.5pp $334	+1.0pp $303

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $119,900 Active 36 DOM
2. 2026-06-19
   days on market $119,900 Active 34 DOM
3. 2026-06-18
   days on market $119,900 Active 33 DOM
4. 2026-06-17
   days on market $119,900 Active 32 DOM
5. 2026-06-16
   days on market $119,900 Active 31 DOM
6. 2026-06-15
   days on market $119,900 Active 30 DOM
7. 2026-06-14
   days on market $119,900 Active 28 DOM
8. 2026-06-12
   days on market $119,900 Active 27 DOM
9. 2026-06-09
   days on market $119,900 Active 24 DOM
10. 2026-06-08
    days on market $119,900 Active 23 DOM
11. 2026-06-07
    days on market $119,900 Active 22 DOM
12. 2026-06-05
    days on market $119,900 Active 19 DOM
13. 2026-06-03
    days on market $119,900 Active 18 DOM
14. 2026-06-02
    days on market $119,900 Active 17 DOM
15. 2026-06-01
    days on market $119,900 Active 16 DOM
16. 2026-05-31
    days on market $119,900 Active 15 DOM
17. 2026-05-30
    days on market $119,900 Active 14 DOM
18. 2026-05-16
    listed $119,900 Active
19. 2025-04-22
    soldstatus $50,000
20. 2025-04-21
    soldstatus $50,000 Closed 134-char remark

    Show marketing remark (134 chars)

    Three-bedroom, two bath mobile home on . 40 acre. Home sits off road in a private setting perfect for those looking for a fixer upper.

21. 2025-03-31
    listed $54,900 134-char remark

    Show marketing remark (134 chars)

    Three-bedroom, two bath mobile home on . 40 acre. Home sits off road in a private setting perfect for those looking for a fixer upper.

22. 2025-03-31
    historical 134-char remark

    Show marketing remark (134 chars)

    Three-bedroom, two bath mobile home on . 40 acre. Home sits off road in a private setting perfect for those looking for a fixer upper.

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,136
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,488
• Taxable income: $2,632
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,752/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: Cullman County
• NCES district ID: 0101020
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $39,449
• Composite: 28.39/100
• National rank: #6767
• State rank: #49 of 129 in AL

Livability — West Point

• Score: 67/100
• State rank: #85
• US rank: #10956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,514

Population outlook (Cullman County) Hauer SSP2

• Today (2025): 84,522 people
• By 2030: 85,402 · +1.0%
• By 2040: 86,152 · +1.9%
• By 2050: 85,202 · +0.8%
• By 2075: 79,679 · -5.7%
• By 2100: 66,943 · -20.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cullman

• 2024 margin: Solid R (+80.5) · D 9.4% · R 89.9%
• 2008→2024 swing: -15.3pp toward R · 2008: -65.2pp · 2024: -80.5pp
• All cycles: 2024: R+80.5 2020: R+77.4 2016: R+77.8 2012: R+69.5 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.36%
• Current HPI: 264.0336
• 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

+118.4% since first listed

5 events — show timeline

• 2026-05-16 Listed $119,900 SAARMLS
• 2025-04-22 Sold (Public Records) $50,000 Public Records
• 2025-04-21 Sold (MLS) $50,000 SAARMLS
• 2025-03-31 Delisted — SAARMLS
• 2025-03-31 Listed $54,900 SAARMLS

Property tax history

-12.9%/yr

Latest (2025): $31 · +5.3% YoY. Source: county tax records.