145 Bouldin Ln · Skyline, AL 35768

$154,900

3 bd · 2.0 ba · 924 sqft · Manufactured · 58 Days on market

Built 2012 Fair condition 2.50 ac lot Est $143k · 8% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• ARV discount +3.8/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home w/beautiful wooded 2.5 acre lot. 3 bed 2 bath w/open floor plan & isolated master. Washer, dryer, refrigerator to remain. 8x20ft covered front porch w/ramp. Private 8x9 back deck. 32x25ft 2 car det garage/workshop w/12" ceilings, power, electric doors & propane heater. 2 car detached carport. 13x9ft storage building w/ washer, dryer & toilet. 6x4 storm shelter that is secured to 4" deep concrete foundation. Generac w/lifetime cleaning at set fee to be transferred to buyer. HVAC split unit 5 yrs old. Propane is on current lease w/central propane. RV carport does not remain & will be moved prior to closing. Seller will give $1000 allowance for flooring w/satisfactory offer.

Key facts

• Shop
• Garden
• 2.5 acres

Tags

• 2.5 ACRES
• SHOP
• STORM SHELTER
• ACCESSIBILITY RAMP
• GARDEN
• RURAL SETTING

Property features AI

Finance

• Other: Property contains approximately 2.5 acres
• Financial info: Has down payment assistance; Quarterly garbage fee ($50); Yearly fire fee

Exterior

• Parking: Detached parking; Side garage entry; Detached 2-car garage; Driveway and off-street parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Single-story layout (all listed rooms on main level); Vinyl siding construction; Slab foundation; Existing/previously built home
• Construction: Vinyl siding; Slab foundation
• Exterior features: Storm shelter (public); Workshop; Covered and open decks

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); Window treatments remain; No additional interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $36 ($430/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.6% below list).
• Recommended offer: $140k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#333 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Jackson County (rural): math 20% / reading 41% proficiency, ranked #70 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 46 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jackson 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 58 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,044 (9.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $143,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 County Road 195	0.41mi	3/2.0	840 (-9%)	19mo	$130,000	$155	50

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-22,795
• Equity at exit: $23,096

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-16,822
• Equity at exit: $13,393

Cash invested: $43,372 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 77
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $36

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 92%

Sensitivity live

Price	-10% $143	-5% $89	+0% $36	+5% $-18	+10% $-71
Rent	-10% $-75	-5% $-19	+0% $36	+5% $91	+10% $147
Rate	-1.0pp $114	-0.5pp $75	base $36	+0.5pp $-4	+1.0pp $-45

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $154,900 Active 58 DOM
2. 2026-06-18
   days on market $154,900 Active 55 DOM
3. 2026-06-17
   days on market $154,900 Active 54 DOM
4. 2026-06-16
   days on market $154,900 Active 53 DOM
5. 2026-06-15
   days on market $154,900 Active 52 DOM
6. 2026-06-14
   days on market $154,900 Active 50 DOM
7. 2026-06-10
   days on market $154,900 Active 47 DOM
8. 2026-06-09
   days on market $154,900 Active 46 DOM
9. 2026-06-08
   days on market $154,900 Active 45 DOM
10. 2026-06-07
    days on market $154,900 Active 44 DOM
11. 2026-06-03
    days on market $154,900 Active 40 DOM
12. 2026-06-02
    days on market $154,900 Active 39 DOM
13. 2026-06-01
    days on market $154,900 Active 38 DOM
14. 2026-05-31
    days on market $154,900 Active 37 DOM
15. 2026-05-30
    days on market $154,900 Active 36 DOM
16. 2026-04-23
    listed $165,000 Active
17. 2023-02-20
    soldstatus $139,500 Sold 726-char remark

    Show marketing remark (726 chars)

    Manufactured home w/beautiful wooded 2.5 acre lot. 3 bed 2 bath w/open floor plan & isolated master. Washer, dryer, refrigerator to remain. 8x20ft covered front porch w/ramp. Private 8x9 back deck. 32x25ft 2 car det garage/workshop w/12" ceilings, power, electric doors & propane heater. 2 car detached carport. 13x9ft storage building w/ washer, dryer & toilet. 6x4 storm shelter that is secured to 4" deep concrete foundation. Generac w/lifetime cleaning at set fee to be transferred to buyer. HVAC split unit 5 yrs old. Propane is on current lease w/central propane. RV carport does not remain & will be moved prior to closing. Seller will give $1000 allowance for flooring w/satisfactory offer.

18. 2023-01-19
    historical Contingent 726-char remark

    Show marketing remark (726 chars)

    Manufactured home w/beautiful wooded 2.5 acre lot. 3 bed 2 bath w/open floor plan & isolated master. Washer, dryer, refrigerator to remain. 8x20ft covered front porch w/ramp. Private 8x9 back deck. 32x25ft 2 car det garage/workshop w/12" ceilings, power, electric doors & propane heater. 2 car detached carport. 13x9ft storage building w/ washer, dryer & toilet. 6x4 storm shelter that is secured to 4" deep concrete foundation. Generac w/lifetime cleaning at set fee to be transferred to buyer. HVAC split unit 5 yrs old. Propane is on current lease w/central propane. RV carport does not remain & will be moved prior to closing. Seller will give $1000 allowance for flooring w/satisfactory offer.

19. 2022-12-23
    price $134,000 726-char remark

    Show marketing remark (726 chars)

    Manufactured home w/beautiful wooded 2.5 acre lot. 3 bed 2 bath w/open floor plan & isolated master. Washer, dryer, refrigerator to remain. 8x20ft covered front porch w/ramp. Private 8x9 back deck. 32x25ft 2 car det garage/workshop w/12" ceilings, power, electric doors & propane heater. 2 car detached carport. 13x9ft storage building w/ washer, dryer & toilet. 6x4 storm shelter that is secured to 4" deep concrete foundation. Generac w/lifetime cleaning at set fee to be transferred to buyer. HVAC split unit 5 yrs old. Propane is on current lease w/central propane. RV carport does not remain & will be moved prior to closing. Seller will give $1000 allowance for flooring w/satisfactory offer.

20. 2022-10-24
    listed $135,000 Active 726-char remark

    Show marketing remark (726 chars)

    Manufactured home w/beautiful wooded 2.5 acre lot. 3 bed 2 bath w/open floor plan & isolated master. Washer, dryer, refrigerator to remain. 8x20ft covered front porch w/ramp. Private 8x9 back deck. 32x25ft 2 car det garage/workshop w/12" ceilings, power, electric doors & propane heater. 2 car detached carport. 13x9ft storage building w/ washer, dryer & toilet. 6x4 storm shelter that is secured to 4" deep concrete foundation. Generac w/lifetime cleaning at set fee to be transferred to buyer. HVAC split unit 5 yrs old. Propane is on current lease w/central propane. RV carport does not remain & will be moved prior to closing. Seller will give $1000 allowance for flooring w/satisfactory offer.

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $16,805
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,506
• Taxable loss: −$2,165
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $950/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the wooden deck, roof, and HVAC unit.

Repairs flagged

• Moderate wooden deck — visible wear and tear
• Moderate roof — visible wear
• Minor HVAC unit — split unit

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace carpet — improves living space
• Resale repair wooden deck — enhances curb appeal
• Resale repair roof — enhances curb appeal
• Resale replace HVAC unit — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · visible wear and tear	Moderate	$3,000–15,000
roof · visible wear	Moderate	$3,000–15,000
HVAC unit · split unit	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace carpet — improves living space ↑
• Resale repair wooden deck — enhances curb appeal ↑
• Resale repair roof — enhances curb appeal ↑
• Resale replace HVAC unit — improves comfort and energy efficiency ↑

ⓘ 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: Jackson County
• NCES district ID: 0101830
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,886
• Composite: 25.28/100
• National rank: #7490
• State rank: #70 of 129 in AL

Livability — Skyline

• Score: 59/100
• State rank: #333
• US rank: #20290

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Skyline, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

+22.2% since first listed

5 events — show timeline

• 2026-04-23 Listed $165,000 Greater Alabama MLS
• 2023-02-20 Sold (MLS) $139,500 VMLS
• 2023-01-19 Contingent — VMLS
• 2022-12-23 Price Changed $134,000 VMLS
• 2022-10-24 Listed $135,000 VMLS