116 County Road 779 · Ider, AL 35981

$192,500

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 74 Days on market

Built 2017 10,454 sqft lot $107/sqft · 17% below area Est $232k · 17% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• Cash flow +6.2/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you'll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don't miss this move-in ready home with both comfort and functionality in a great location!

Key facts

• Powered tool shop
• Carport
• Storm shelter

Tags

• FENCED-IN YARD
• CARPORT
• POWERED TOOL SHOP
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (35.5% below list).
• Recommended offer: $124k (35.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#303 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute 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.
• Market conditions: 9 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.2% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($181k) 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.

Recommended offer $124,104 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (median comp): $232,046
• List price: $192,500
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.25×
• Total profit: $13,525
• Equity at exit: $99,963

10-year hold

• IRR: 6.9%
• Equity multiple: 2.20×
• Total profit: $64,670
• Equity at exit: $165,412

Cash invested: $53,900 (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 35981

• Home prices YoY: 1.7%
• Active inventory: 9
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$1,009
• Tax est. 1.5%: −$241 /mo · $2,888/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-350

Break-even live

Break-even rent $1,684

Max offer price $141,869

Occupancy floor —

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $192,500 Active 74 DOM
2. 2026-06-18
   days on market $192,500 Active 73 DOM
3. 2026-06-17
   days on market $192,500 Active 72 DOM
4. 2026-06-16
   days on market $192,500 Active 71 DOM
5. 2026-06-15
   days on market $192,500 Active 70 DOM
6. 2026-06-14
   days on market $192,500 Active 68 DOM
7. 2026-06-12
   days on market $192,500 Active 67 DOM
8. 2026-06-09
   pricedays on market $192,500 Active 64 DOM
9. 2026-06-08
   days on market $195,000 Active 63 DOM
10. 2026-06-07
    days on market $195,000 Active 62 DOM
11. 2026-06-07
    days on market $195,000 Active 61 DOM
12. 2026-06-04
    days on market $195,000 Active 58 DOM
13. 2026-06-02
    days on market $195,000 Active 57 DOM
14. 2026-06-01
    days on market $195,000 Active 56 DOM
15. 2026-05-31
    days on market $195,000 Active 55 DOM
16. 2026-05-31
    days on market $195,000 Active 54 DOM
17. 2026-04-20
    price $195,000 693-char remark

    Show marketing remark (705 chars)

    Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you’ll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don’t miss this move-in ready home with both comfort and functionality in a great location!

18. 2026-04-20
    price $195,000 705-char remark

    Show marketing remark (705 chars)

    Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you’ll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don’t miss this move-in ready home with both comfort and functionality in a great location!

19. 2026-04-17
    price $199,900 693-char remark

    Show marketing remark (693 chars)

    Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you'll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don't miss this move-in ready home with both comfort and functionality in a great location!

20. 2026-04-17
    listed $199,000 Active 693-char remark

    Show marketing remark (693 chars)

    Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you'll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don't miss this move-in ready home with both comfort and functionality in a great location!

21. 2026-04-06
    listed $199,900 Active 705-char remark

    Show marketing remark (705 chars)

    Charming and well-maintained 2017 manufactured home on a permanent foundation (FHA, VA, USDA friendly!) located in Ider, AL! This 3 bedroom, 2 bathroom home offers a spacious, open layout with a HUGE kitchen. Cozy up by the gas fireplace in the inviting living area, or unwind in the private en suite master bath featuring both a relaxing soaking tub, separate walk-in shower, and HUGE walk in closet. Outside, you’ll find everything you need and more- a fenced-in yard, carport, and a powered tool shop ideal for hobbies or extra storage, and added peace of mind with a storm shelter on the property. Don’t miss this move-in ready home with both comfort and functionality in a great location!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,892
• − Mortgage interest: −$10,783
• − Property taxes: −$2,888
• − Insurance: −$962
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$5,600
• Taxable loss: −$7,723
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-2,345/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: 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 — Ider

• Score: 60/100
• State rank: #303
• US rank: #19248

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

• Population (ZIP): 1,882

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 4.21%
• Current HPI: 246.7298
• 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

-2.5% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $195,000 GCAR
• 2026-04-20 Price Changed $195,000 VMLS
• 2026-04-17 Price Changed $199,900 GCAR
• 2026-04-17 Listed $199,000 GCAR
• 2026-04-06 Listed $199,900 VMLS