110 Woodrow St · Lincoln, AL 35096

$99,900

3 bd · 2.0 ba · 1,488 sqft · Manufactured public records · 16 Days on market

Built 1999 3.00 ac lot

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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
• Appreciation +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2-bathroom manufactured home situated on 3 acres of land. This fixer-upper offers plenty of potential for investors or buyers looking to create their own country retreat. The spacious lot provides room for expansion, gardening, recreational use, or additional improvements. With a functional floor plan and a peaceful setting, this property is ready for your vision and updates!

Key facts

• 3 acres of land
• Spacious lot
• Peaceful setting

Tags

• 3 ACRES OF LAND
• SPACIOUS LOT
• PEACEFUL SETTING

Property features AI

Finance

• Other: Property has approximately 3 acres
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Septic system; Electric water heater
• Home design: Existing single-family home; One-story (main level living); Crawl space foundation; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Screened porch; Covered and open patio; Open deck; Some trees on the property; Located outside flood plain

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Electric stove
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Garden tub and tub/shower combo; Walk-in closets
• Heating & cooling: Central heating; Central cooling; Ceiling fans; Programmable thermostat
• Interior features: Handyman special; Ceilings: other (see remarks); Wood-burning fireplace in the living room with tile surround; Window treatments remain
• Laundry & utility: Laundry room 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 $100k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.2% in Lincoln — 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 62/100 on livability (#230 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary School (math 20% / reading 48%, grade F, #311 of 627 statewide, top 50%, 853 students, 62% FRL); Lincoln High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 585 students, 68% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 230 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
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: 1.60% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.72%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $217,248
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Baker St	0.16mi	3/2.0	1,300 (-13%)	24mo	$190,000	$146	52

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

Projected returns pro-forma

2.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.89×
• Total profit: $52,958
• Equity at exit: $44,692

10-year hold

• IRR: 33.8%
• Equity multiple: 5.69×
• Total profit: $131,090
• Equity at exit: $68,700

Cash invested: $27,972 (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 35096

• Home prices YoY: 1.2%
• Active inventory: 230
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $646

Break-even live

Break-even rent $777

Max offer price $99,900

Occupancy floor 54%

Sensitivity live

Price	-10% $703	-5% $675	+0% $646	+5% $618	+10% $590
Rent	-10% $520	-5% $583	+0% $646	+5% $709	+10% $772
Rate	-1.0pp $697	-0.5pp $672	base $646	+0.5pp $620	+1.0pp $594

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Wilson Way Lincoln, AL	3.0	2.0	1464	$1,595	$1.09	45d	1	0.44mi

Listing history 13 events

1. 2026-06-21
   days on market $99,900 Active 16 DOM
2. 2026-06-19
   days on market $99,900 Active 14 DOM
3. 2026-06-18
   days on market $99,900 Active 13 DOM
4. 2026-06-17
   days on market $99,900 Active 12 DOM
5. 2026-06-16
   days on market $99,900 Active 11 DOM
6. 2026-06-15
   days on market $99,900 Active 10 DOM
7. 2026-06-14
   days on market $99,900 Active 8 DOM
8. 2026-06-13
   days on market $99,900 Active 7 DOM
9. 2026-06-10
   days on market $99,900 Active 5 DOM
10. 2026-06-09
    days on market $99,900 Active 4 DOM
11. 2026-06-08
    days on market $99,900 Active 3 DOM
12. 2026-06-07
    remarks 418-char remark
13. 2026-06-07
    listed $99,900 Active 2 DOM

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$5,596
• − Property taxes: −$580
• − Insurance: −$500
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$2,906
• Taxable income: $6,496
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $6,196/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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 of 129 in AL

Livability — Lincoln

• Score: 62/100
• State rank: #230
• US rank: #17221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, AL
• City population: 9,201
• Population (ZIP): 9,201

Population outlook (Talladega County) Hauer SSP2

• Today (2025): 78,905 people
• By 2030: 77,160 · -2.2%
• By 2040: 72,937 · -7.6%
• By 2050: 68,279 · -13.5%
• By 2075: 57,884 · -26.6%
• By 2100: 47,220 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Spanish 1%

Political lean MEDSL · Talladega

• 2024 margin: Solid R (+33.8) · D 32.9% · R 66.6%
• 2008→2024 swing: -15.3pp toward R · 2008: -18.5pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+25.5 2016: R+25.6 2012: R+16.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.96%
• Current HPI: 255.9195
• 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

• 2026-06-05 Listed $99,900 Greater Alabama MLS

Property tax history

+53.8%/yr

Latest (2025): $580 · +0.0% YoY. Source: county tax records.