7304 N County Road 33 · Columbia, AL 36319

$114,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 3 Days on market

Built 1981 0.81 ac lot $79/sqft · 12% below area Est $130k · 12% under

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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 +17.6/30.0
• ARV discount +13.0/15.0
• Appreciation +8.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

Key facts

• Remodeled
• Creek running
• New toilets

Tags

• QUIET LOT
• CREEK RUNNING
• REMODELED
• NEW FLOORING
• NEW LIGHT FIXTURES
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $111k (2.7% below list).
• Recommended offer: $111k (2.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#77 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools D-.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($788 loan paydown + $7k appreciation (6.1% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.
• Current owner paid $98k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,971 (2.7% 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. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $129,999
• List price: $114,000
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.23×
• Total profit: $39,212
• Equity at exit: $72,327

10-year hold

• IRR: 17.9%
• Equity multiple: 4.47×
• Total profit: $110,778
• Equity at exit: $131,737

Cash invested: $31,920 (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 36319

• Home prices YoY: 2.9%
• Active inventory: 25
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $89

Break-even live

Break-even rent $997

Max offer price $114,000

Occupancy floor 87%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $114,000 Active 3 DOM
2. 2026-06-18
   days on market $114,000 Active 2 DOM
3. 2026-06-17
   statusdays on marketlisting id $114,000 Active 1 DOM
4. 2026-03-31
   price $114,000
5. 2026-02-17
   listed $115,000 Active
6. 2024-05-09
   soldstatus $97,500
7. 2024-05-03
   soldstatus $97,500 Closed 557-char remark

   Show marketing remark (557 chars)

   Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

8. 2024-04-23
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

9. 2024-04-10
   historical Active Under Contract 557-char remark

   Show marketing remark (557 chars)

   Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

10. 2024-04-08
    price $94,900 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

11. 2024-03-13
    status Active 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

12. 2024-02-23
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

13. 2024-02-08
    status Active 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

14. 2024-02-02
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

15. 2024-02-01
    status Active 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

16. 2023-12-23
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

17. 2023-12-14
    listed $97,500 Active 557-char remark

    Show marketing remark (557 chars)

    Completely remodeled doublewide on 0.81 acre. Comes with new paint and flooring throughout vinyl plank & carpet, new light fixtures, tub, toilets, new range and range hood, refrigerator and countertops. Well has new tank, heat pump with new compressor. Metal roof. Fenced. Bonus room would make a nice 4th bedroom or office. Deck on front and covered porch on back with an attached and a detached storage shed. Stream splits the lot but has a walk way over the stream to the other side of the property. Seller is a licensed Alabama Real Estate Agent.

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,317
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,316
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,257/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Columbia

• Score: 67/100
• State rank: #77
• US rank: #10154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,406

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 10% Two or more races 1%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.09%
• Current HPI: 217.0527
• 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

+16.9% since first listed

14 events — show timeline

• 2026-03-31 Price Changed $114,000 SAMLS
• 2026-02-17 Listed $115,000 SAMLS
• 2024-05-09 Sold (Public Records) $97,500 Public Records
• 2024-05-03 Sold (MLS) $97,500 SAMLS
• 2024-04-23 Pending — SAMLS
• 2024-04-10 Contingent — SAMLS
• 2024-04-08 Price Changed $94,900 SAMLS
• 2024-03-13 Relisted — SAMLS
• 2024-02-23 Pending — SAMLS
• 2024-02-08 Relisted — SAMLS
• 2024-02-02 Pending — SAMLS
• 2024-02-01 Relisted — SAMLS
• 2023-12-23 Pending — SAMLS
• 2023-12-14 Listed $97,500 SAMLS

Property tax history

+13.5%/yr

Latest (2025): $165 · -11.3% YoY. Source: county tax records.