2228 County Road 255 · Fort Payne, AL 35967

$90,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 12 Days on market

Poor condition 1.34 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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this unique 1.34-acre property tucked away in a peaceful, secluded setting just 5 miles from Little River Canyon. With two septic tanks and three water meters already in place, this property offers incredible flexibility for investors, rental income opportunities, multi-family living, or future expansion. The combination of existing infrastructure and ample space creates endless possibilities for cabins, vacation rentals, long-term rentals, or a private retreat. Surrounded by natural beauty while still providing convenient access to one of Alabama’s most popular outdoor destinations, this is a rare chance to invest in a property with tremendous future potential

Key facts

• 1.34-acre property
• Three water meters
• Two septic tanks

Tags

• 1.34-ACRE PROPERTY
• TWO SEPTIC TANKS
• THREE WATER METERS
• EXISTING INFRASTRUCTURE
• AMPLE SPACE
• NATURAL BEAUTY

Property features AI

Finance

• Other: Located in Metes And Bounds subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Manufactured home; Residential property
• Construction: Foundation details: see remarks
• Exterior features: Front porch; Approximately 1.34-acre lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.7% vs local median 2.9% in Fort Payne — 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 (#86 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossville Elementary School (math 17% / reading 27%, grade F, #442 of 627 statewide, top 72%, 578 students, 94% FRL); Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL) — zoned schools average 88% FRL vs 59% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• DeKalb County population projected to shrink 8% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.55% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $16,226
• Equity at exit: $13,419

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $53,861
• Equity at exit: $7,782

Cash invested: $25,200 (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 35967

• Home prices YoY: -15.6%
• Active inventory: 105
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $483

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $546	-5% $515	+0% $483	+5% $452	+10% $421
Rent	-10% $373	-5% $428	+0% $483	+5% $539	+10% $594
Rate	-1.0pp $529	-0.5pp $506	base $483	+0.5pp $460	+1.0pp $436

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   statusdays on market $90,000 Contingent 12 DOM
2. 2026-06-19
   days on market $90,000 Active 10 DOM
3. 2026-06-18
   days on market $90,000 Active 9 DOM
4. 2026-06-17
   days on market $90,000 Active 8 DOM
5. 2026-06-16
   days on market $90,000 Active 7 DOM
6. 2026-06-15
   days on market $90,000 Active 6 DOM
7. 2026-06-14
   days on market $90,000 Active 4 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $90,000 Active 3 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,791
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,618
• Taxable income: $4,645
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,686/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 · 2 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, interior, HVAC, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Roof — No visible roof in the satellite image.
• Major Exterior — No visible exterior in the satellite image.
• Major Flooring — No visible flooring in the satellite image.
• Major Interior walls/paint — No visible interior walls/paint in the satellite image.
• Major HVAC/mechanicals — No visible HVAC/mechanicals in the satellite image.
• Major Landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both Roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping would enhance curb appeal and attract potential buyers/tenants.
• Both Interior painting and updates — Updating the interior with fresh paint and modern decor would make the home more appealing and increase its value.
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers/tenants.
• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · No visible roof in the satellite image.	Major	$15,000–50,000
Exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
Flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
Interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in the satellite image.	Major	$15,000–50,000
Landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping would enhance curb appeal and attract potential buyers/tenants. ↑
• Both Interior painting and updates — Updating the interior with fresh paint and modern decor would make the home more appealing and increase its value. ↑
• Both HVAC system upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, making the home more attractive to buyers/tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ 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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Fort Payne

• Score: 67/100
• State rank: #86
• US rank: #10977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,342

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 19% Other Indo-European 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.03%
• Current HPI: 243.3645
• 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

• 2026-06-09 Listed $90,000 VMLS