215 Co Rd 617 · Hanceville, AL 35077

$95,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 13 Days on market

Built 2020 Good condition 0.50 ac lot Est $130k · 27% under ↓ 36% since listing

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 Bedroom, 2 Bath Mobile Home – Move-In Ready 215 County Road 617, Hanceville, AL This like-new 2-bedroom, 2-bath mobile home is just 8 minutes from Cullman and offers a perfect blend of comfort and convenience. The home is extremely clean, features no carpet, and boasts a stylish subway tile backsplash in the kitchen, adding a modern touch. The fenced property provides privacy, while the 30' x 12' storage shed offers ample space for tools, equipment, or hobbies. Enjoy peaceful country living with easy access to shopping, dining, and major conveniences. Key Features: 2 Bedrooms, 2 Bathrooms Immaculate condition, move-in ready No carpet – easy-to-clean flooring Stylish subway tile backsplash in the kitchen Fully fenced property Large 30' x 12' storage shed Just 8 minutes from Cullman Don’t miss out—schedule a showing today.

Key facts

• Huge storage shed
• Completely fenced
• 0.5 acre lot

Tags

• SUBWAY TILE BACKSPLASH
• COMPLETELY FENCED
• HUGE STORAGE SHED
• PEACEFUL COUNTRY LIVING

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Manufactured home (residential); Single-story (above-grade finished area ~1,024)
• Construction: Vinyl siding; Pillar/post/pier foundation; Metal roof
• Exterior features: Fenced front and back yard with privacy wood fencing; Shed(s) on the property; Metal roof

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Eat-in kitchen; High speed internet available; Recessed lighting
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.0% vs local median 3.7% in Hanceville — 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 61/100 on livability (#244 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Hanceville Elementary School (math 14% / reading 46%, grade F, #364 of 627 statewide, top 58%, 624 students, 78% FRL); Hanceville Middle School (math 12% / reading 51%, grade F, #114 of 257 statewide, top 45%, 304 students, 77% FRL); Hanceville High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 366 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $95,000

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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $130,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Co Rd 617	0.00mi	2/2.0	1,024 (0%)	11mo	$130,000	$127	91

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,610
• Equity at exit: $14,165

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $5,598
• Equity at exit: $8,214

Cash invested: $26,600 (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 35077

• Home prices YoY: -12.6%
• Active inventory: 133
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $138

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 81%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $95,000 Active 13 DOM
2. 2026-06-18
   days on market $95,000 Active 12 DOM
3. 2026-06-17
   days on market $95,000 Active 11 DOM
4. 2026-06-16
   days on market $95,000 Active 10 DOM
5. 2026-06-15
   days on market $95,000 Active 9 DOM
6. 2026-06-14
   days on market $95,000 Active 7 DOM
7. 2026-06-12
   days on market $95,000 Active 6 DOM
8. 2026-06-09
   days on market $95,000 Active 3 DOM
9. 2026-06-08
   days on market $95,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $95,000 Active 1 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,064
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,764
• Taxable income: $149
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,617/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

Good 75/100 Cosmetic rehab

This move-in ready mobile home is in good condition with minor repairs needed. It offers a clean, modern interior and exterior, making it an attractive option for both resale and rental.

Repairs flagged

• Minor trim damage — Visible damage on trim
• Minor flooring damage — Visible damage on flooring

Value-add opportunities

• Both Paint trim — Enhances curb appeal and interior aesthetics
• Both Clean flooring — Maintains cleanliness and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
trim damage · Visible damage on trim	Minor	$500–3,000
flooring damage · Visible damage on flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint trim — Enhances curb appeal and interior aesthetics ↑
• Both Clean flooring — Maintains cleanliness and appearance ↑

ⓘ 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: 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 — Hanceville

• Score: 61/100
• State rank: #244
• US rank: #17639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cullman County · 47,767 people
• City population: 13,107
• Metro: Cullman, AL
• Population (ZIP): 13,107
• Household income: $48,276
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 323.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -37.31%
• Current HPI: 258.7978
• Rent YoY: —
• Metro: Cullman, 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

-36.2% since first listed

6 events — show timeline

• 2026-06-06 Listed $95,000 SAARMLS
• 2025-07-24 Sold (Public Records) $130,000 Public Records
• 2025-07-21 Sold (MLS) $130,000 SAARMLS
• 2025-06-17 Contingent — SAARMLS
• 2025-02-19 Listed $134,900 SAARMLS
• 2022-08-16 Listed $149,000 SAARMLS