1170 Sand Island Dr · Camden, AL 36726

$80,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 195 Days on market

Built 1995 Fair condition 0.53 ac lot $73/sqft · 82% below area ↓ 23% since listing

---

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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

Key facts

• Covered parking
• 0.53 acre lot
• Parking

Tags

• FISH CLEANING STATION
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#229 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Wilcox County (rural): math 2% / reading 17% proficiency, ranked #127 of 129 in AL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: F S Ervin Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 191 students, 80% FRL); Camden School of Arts Technology (math 2% / reading 27%, grade F, #207 of 257 statewide, top 81%, 166 students, 100% FRL); Wilcox Central High School (math 8% / reading 8%, grade F, #261 of 305 statewide, top 87%, 394 students, 100% FRL) — zoned schools at 93% FRL track the district average.
• Market conditions: 31 active listings in the ZIP; 4 units permitted in Wilcox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $3k appreciation (3.3% local appreciation)).
• Wilcox County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $435,786
• List price: $80,000
• Delta: -81.64%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Sand Island Dr	0.29mi	3/2.0	1,200 (+9%)	2mo	$182,000	$152	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.29×
• Total profit: $28,934
• Equity at exit: $37,362

10-year hold

• IRR: 23.1%
• Equity multiple: 4.40×
• Total profit: $76,247
• Equity at exit: $58,684

Cash invested: $22,400 (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 36726

• Home prices YoY: 2.6%
• Active inventory: 31
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $282

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

Sensitivity live

Price	-10% $337	-5% $310	+0% $282	+5% $255	+10% $227
Rent	-10% $199	-5% $240	+0% $282	+5% $324	+10% $366
Rate	-1.0pp $322	-0.5pp $303	base $282	+0.5pp $261	+1.0pp $240

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $80,000 Active 195 DOM
2. 2026-06-19
   days on market $80,000 Active 193 DOM
3. 2026-06-18
   days on market $80,000 Active 192 DOM
4. 2026-06-17
   days on market $80,000 Active 191 DOM
5. 2026-06-16
   days on market $80,000 Active 190 DOM
6. 2026-06-16
   price $80,000 Active 189 DOM
7. 2026-06-15
   days on market $87,500 Active 189 DOM
8. 2026-06-14
   days on market $87,500 Active 187 DOM
9. 2026-06-12
   days on market $87,500 Active 186 DOM
10. 2026-06-09
    days on market $87,500 Active 183 DOM
11. 2026-06-08
    days on market $87,500 Active 182 DOM
12. 2026-06-07
    days on market $87,500 Active 181 DOM
13. 2026-06-07
    days on market $87,500 Active 180 DOM
14. 2026-06-04
    days on market $87,500 Active 177 DOM
15. 2026-06-02
    days on market $87,500 Active 176 DOM
16. 2026-06-01
    days on market $87,500 Active 175 DOM
17. 2026-05-31
    days on market $87,500 Active 174 DOM
18. 2026-05-31
    days on market $87,500 Active 173 DOM
19. 2026-03-16
    price $88,000 992-char remark

    Show marketing remark (992 chars)

    Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

20. 2026-02-17
    price $90,000 992-char remark

    Show marketing remark (992 chars)

    Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

21. 2026-01-26
    price $95,000 992-char remark

    Show marketing remark (992 chars)

    Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

22. 2026-01-13
    price $100,000 992-char remark

    Show marketing remark (992 chars)

    Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

23. 2025-12-08
    listed $105,000 Active 992-char remark

    Show marketing remark (992 chars)

    Welcome home to 1170 Sand Island Dr! Great location minutes from the new Miller's Ferry Marina - convenience store, fast food, fuel, ice and boat launches! This three bedroom, two bath mobile home is move-in ready and waiting for you to make it your own. The current homeowners have installed easy-to-maintain vinyl flooring, all appliances and many of the furnishings convey with the sale making your move easier. Outside, enjoy serene river mornings and evenings on either the front or back porches. The front porch features river views across the expansive front yard. The back porch overlooks a quiet wooded backyard and includes a fish cleaning station and plenty of room for gathering and storage. Much of the outdoor furniture, a grill and a riding lawnmower convey with the sale. A covered carport and plenty of room for your boat make this a perfect location for a home, vacation home, weekend retreat, or rental! Make an offer today! Buyer to verify all pertinent information.

24. 2025-06-20
    soldstatus $83,000 Closed 159-char remark

    Show marketing remark (159 chars)

    ~~All photos are copyright protected and are the sole property of David & Kathy Brasell. Unauthorized use, distribution and/or copying are prohibited. ~~

25. 2025-05-30
    price $89,000 159-char remark

    Show marketing remark (159 chars)

    ~~All photos are copyright protected and are the sole property of David & Kathy Brasell. Unauthorized use, distribution and/or copying are prohibited. ~~

26. 2025-03-22
    price $98,500 159-char remark

    Show marketing remark (159 chars)

    ~~All photos are copyright protected and are the sole property of David & Kathy Brasell. Unauthorized use, distribution and/or copying are prohibited. ~~

27. 2025-02-03
    price $105,000 159-char remark

    Show marketing remark (159 chars)

    ~~All photos are copyright protected and are the sole property of David & Kathy Brasell. Unauthorized use, distribution and/or copying are prohibited. ~~

28. 2024-12-14
    listed $115,000 Active 159-char remark

    Show marketing remark (159 chars)

    ~~All photos are copyright protected and are the sole property of David & Kathy Brasell. Unauthorized use, distribution and/or copying are prohibited. ~~

ⓘ 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: $12,685
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,327
• Taxable income: $2,247
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $2,847/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting and updating the kitchen can significantly enhance its resale and rental appeal.

Repairs flagged

• Minor wooden deck and porch — slight wear
• Minor wooden flooring — slight wear
• Minor interior walls/paint — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale update kitchen appliances — modernizes space
• Both landscaping and curb appeal — improves overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck and porch · slight wear	Minor	$500–3,000
wooden flooring · slight wear	Minor	$500–3,000
interior walls/paint · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale update kitchen appliances — modernizes space ↑
• Both landscaping and curb appeal — improves overall 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: Wilcox County
• NCES district ID: 0103510
• Math proficiency: 2% ▼ -13.00%
• Reading proficiency: 17% ▬ 0.00%
• Median HH income: $25,153
• Composite: 6.77/100
• National rank: #9984
• State rank: #127 of 129 in AL

Livability — Camden

• Score: 62/100
• State rank: #229
• US rank: #17168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,561

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 9,979 people
• By 2030: 9,399 · -5.8%
• By 2040: 8,189 · -17.9%
• By 2050: 7,116 · -28.7%
• By 2075: 5,191 · -48.0%
• By 2100: 3,789 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 31% Two or more races 2%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Wilcox

• 2024 margin: Solid D (+31.5) · D 65.6% · R 34.1%
• 2008→2024 swing: -10.8pp toward R · 2008: 42.2pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+37.5 2016: D+42.5 2012: D+48.7 2008: D+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.31%
• Current HPI: 130.2709
• 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

-23.5% since first listed

10 events — show timeline

• 2026-03-16 Price Changed $88,000 GCMLS AL
• 2026-02-17 Price Changed $90,000 GCMLS AL
• 2026-01-26 Price Changed $95,000 GCMLS AL
• 2026-01-13 Price Changed $100,000 GCMLS AL
• 2025-12-08 Listed $105,000 GCMLS AL
• 2025-06-20 Sold (MLS) $83,000 MAAR
• 2025-05-30 Price Changed $89,000 MAAR
• 2025-03-22 Price Changed $98,500 MAAR
• 2025-02-03 Price Changed $105,000 MAAR
• 2024-12-14 Listed $115,000 MAAR