4606 County Road 514 · New Brockton, AL 36323

$144,900

3 bd · 22.0 ba · 1,248 sqft · Manufactured public records · 37 Days on market

Built 2021 1.00 ac lot ↓ 7% 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 +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +7.0/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

NICE, NICE , NICE. .BASICALLY A BRAND NEW DOUBLE WIDE MOBILE HOME SITTING ON APX 1 ACRE. .. DEED DECLARES . 602 ACRES/COURTHOUSE DECLARES 1 ACRE. THIS BEAUTIFUL HOME FEATURES AN OPEN FLOOR PLAN TO INCLUDE THE GEORGEOUS STAINLESS KITCHEN, DINING AREA, AND HUGE DEN. SPACIOUS MASTERBATH/BEDROOM IS LOCATED ON ONE END OF HOME WITH GUEST BEDROOMS AND BATH ON THE OPPOSITE END. SELLER AS PLACED GUTTERS ON THE HOME. THIS HOME IS LIGHT, BRIGHT, AND AIRY. THE HOME WAS ONLY OCCUPIED FOR A FEW WEEKS. A LARGE BARN/WORK SHOP IS A PART OF THE PROPERTY. SELLER STATES 2 SEPTIC TANKS EXIST. THIS PROPERTY IS EXTREMELY WELL MAINTAINED AND WAITING FOR THE RIGHT BUYER.

Key facts

• Split-bedroom design
• Gutters added
• Double vanities

Tags

• STAINLESS-STEEL KITCHEN
• SPLIT-BEDROOM DESIGN
• DOUBLE VANITIES
• GARDEN TUB
• STEP-IN SHOWER
• GUTTERS ADDED

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Located on private property; Topography: Level

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured home (Fleetwood); Single-story
• Construction: Vinyl siding
• Exterior features: Covered deck and porch; Level lot; Paved road access; Workshop; Barn(s)

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 22 full bathrooms
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Window coverings and blinds; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/22.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (29.1% below list).
• Recommended offer: $103k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.5% in New Brockton — 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 66/100 on livability (#100 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities F.
• Coffee County (rural): math 27% / reading 50% proficiency, ranked #30 of 129 in AL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.0% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 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: 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 $102,788 (29.1% 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 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.33×
• Total profit: $13,468
• Equity at exit: $73,724

10-year hold

• IRR: 8.1%
• Equity multiple: 2.36×
• Total profit: $55,365
• Equity at exit: $120,789

Cash invested: $40,572 (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 36323

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-189

Break-even live

Break-even rent $1,268

Max offer price $117,501

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $144,900 Active 37 DOM
2. 2026-06-18
   days on market $144,900 Active 36 DOM
3. 2026-06-17
   days on market $144,900 Active 35 DOM
4. 2026-06-16
   days on market $144,900 Active 34 DOM
5. 2026-06-15
   days on market $144,900 Active 33 DOM
6. 2026-06-14
   days on market $144,900 Active 31 DOM
7. 2026-06-12
   days on market $144,900 Active 30 DOM
8. 2026-06-09
   days on market $144,900 Active 27 DOM
9. 2026-06-08
   days on market $144,900 Active 26 DOM
10. 2026-06-07
    days on market $144,900 Active 25 DOM
11. 2026-06-05
    days on market $144,900 Active 22 DOM
12. 2026-06-03
    days on market $144,900 Active 21 DOM
13. 2026-06-02
    days on market $144,900 Active 20 DOM
14. 2026-06-01
    days on market $144,900 Active 19 DOM
15. 2026-05-31
    days on market $144,900 Active 18 DOM
16. 2026-05-30
    days on market $144,900 Active 17 DOM
17. 2026-05-11
    listed $144,900 Active 726-char remark
18. 2023-06-01
    soldstatus $130,000
19. 2023-05-31
    soldstatus $130,000 655-char remark

    Show marketing remark (655 chars)

    NICE, NICE , NICE. .BASICALLY A BRAND NEW DOUBLE WIDE MOBILE HOME SITTING ON APX 1 ACRE. .. DEED DECLARES . 602 ACRES/COURTHOUSE DECLARES 1 ACRE. THIS BEAUTIFUL HOME FEATURES AN OPEN FLOOR PLAN TO INCLUDE THE GEORGEOUS STAINLESS KITCHEN, DINING AREA, AND HUGE DEN. SPACIOUS MASTERBATH/BEDROOM IS LOCATED ON ONE END OF HOME WITH GUEST BEDROOMS AND BATH ON THE OPPOSITE END. SELLER AS PLACED GUTTERS ON THE HOME. THIS HOME IS LIGHT, BRIGHT, AND AIRY. THE HOME WAS ONLY OCCUPIED FOR A FEW WEEKS. A LARGE BARN/WORK SHOP IS A PART OF THE PROPERTY. SELLER STATES 2 SEPTIC TANKS EXIST. THIS PROPERTY IS EXTREMELY WELL MAINTAINED AND WAITING FOR THE RIGHT BUYER.

20. 2022-11-02
    listed $155,000 655-char remark

    Show marketing remark (655 chars)

    NICE, NICE , NICE. .BASICALLY A BRAND NEW DOUBLE WIDE MOBILE HOME SITTING ON APX 1 ACRE. .. DEED DECLARES . 602 ACRES/COURTHOUSE DECLARES 1 ACRE. THIS BEAUTIFUL HOME FEATURES AN OPEN FLOOR PLAN TO INCLUDE THE GEORGEOUS STAINLESS KITCHEN, DINING AREA, AND HUGE DEN. SPACIOUS MASTERBATH/BEDROOM IS LOCATED ON ONE END OF HOME WITH GUEST BEDROOMS AND BATH ON THE OPPOSITE END. SELLER AS PLACED GUTTERS ON THE HOME. THIS HOME IS LIGHT, BRIGHT, AND AIRY. THE HOME WAS ONLY OCCUPIED FOR A FEW WEEKS. A LARGE BARN/WORK SHOP IS A PART OF THE PROPERTY. SELLER STATES 2 SEPTIC TANKS EXIST. THIS PROPERTY IS EXTREMELY WELL MAINTAINED AND WAITING FOR THE RIGHT BUYER.

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,335
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$4,215
• Taxable loss: −$4,869
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $-1,104/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: Coffee County
• NCES district ID: 0100810
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $43,693
• Composite: 32.56/100
• National rank: #5682
• State rank: #30 of 129 in AL

Livability — New Brockton

• Score: 66/100
• State rank: #100
• US rank: #11430

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): 8,033

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 150.5884
• 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

-6.5% since first listed

6 events — show timeline

• 2026-05-30 Relisted — WBR
• 2026-05-27 Pending — WBR
• 2026-05-11 Listed $144,900 WBR
• 2023-06-01 Sold (Public Records) $130,000 Public Records
• 2023-05-31 Sold (MLS) $130,000 WBR
• 2022-11-02 Listed $155,000 WBR

Property tax history

-3.8%/yr

Latest (2025): $278 · -3.8% YoY. Source: county tax records.