869 County Road 45 · Abbeville, AL 36345

$89,999

2 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 45 Days on market

Built 1984 0.60 ac lot $69/sqft · 80% above area ↓ 33% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy peaceful country living with modern updates in this beautifully remodeled mobile home, perfectly situated on approximately 0.6 acres between Headland and Abbeville, Alabama. This 2-bedroom, 2-bathroom home, with an additional versatile room that could serve as a third bedroom, office space, or playroom, offers a perfect blend of comfort, functionality, and rural charm — ideal for anyone seeking space, privacy, and a simpler lifestyle. Inside, you'll find a fresh, modern interior with new paint throughout, updated bathrooms, new ceiling fans and lighting, and stylish new door hardware. The spacious kitchen features new countertops and a functional island, perfect for extra storag

Key facts

• Versatile room
• Modern updates
• Updated bathrooms

Tags

• MODERN UPDATES
• REMODELED MOBILE HOME
• APPROXIMATELY 0.6 ACRES
• VERSATILE ROOM
• FRESH MODERN INTERIOR
• UPDATED BATHROOMS

Property features AI

Exterior

• Parking: Attached carport (1 covered space, total 1 parking space); Attached garage
• Utilities: Water available; Sewer available; Water source: see remarks
• Home design: Residential mobile home; Rural setting
• Construction: Vinyl siding
• Exterior features: Covered patio/porch

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility: Laundry area inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#180 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, health & safety D, amenities F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Headland Elementary School (math 39% / reading 59%, grade D, #132 of 627 statewide, top 21%, 858 students, 48% FRL); Headland Middle School (math 16% / reading 58%, grade F, #73 of 257 statewide, top 29%, 576 students, 47% FRL); Headland High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 412 students, 49% FRL).
• Market conditions: 172 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.46%
• DSCR: 2.76
• GRM: 4.4

CMA / ARV

• ARV (median comp): $50,000
• List price: $89,999
• Delta: 80.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.7%
• Equity multiple: 2.51×
• Total profit: $38,162
• Equity at exit: $13,419

10-year hold

• IRR: 42.4%
• Equity multiple: 5.01×
• Total profit: $101,061
• Equity at exit: $7,781

Cash invested: $25,200 (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 36345

• Home prices YoY: -16.0%
• Active inventory: 172
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $829

Break-even live

Break-even rent $669

Max offer price $89,999

Occupancy floor 47%

Sensitivity live

Price	-10% $880	-5% $854	+0% $829	+5% $803	+10% $778
Rent	-10% $693	-5% $761	+0% $829	+5% $896	+10% $964
Rate	-1.0pp $874	-0.5pp $852	base $829	+0.5pp $805	+1.0pp $782

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $89,999 Active 45 DOM
2. 2026-06-18
   days on market $89,999 Active 44 DOM
3. 2026-06-17
   days on market $89,999 Active 43 DOM
4. 2026-06-16
   days on market $89,999 Active 42 DOM
5. 2026-06-15
   days on market $89,999 Active 41 DOM
6. 2026-06-14
   days on market $89,999 Active 39 DOM
7. 2026-06-12
   days on market $89,999 Active 38 DOM
8. 2026-06-09
   days on market $89,999 Active 35 DOM
9. 2026-06-08
   days on market $89,999 Active 34 DOM
10. 2026-06-07
    days on market $89,999 Active 33 DOM
11. 2026-06-03
    days on market $89,999 Active 29 DOM
12. 2026-06-02
    days on market $89,999 Active 28 DOM
13. 2026-06-01
    days on market $89,999 Active 27 DOM
14. 2026-05-31
    days on market $89,999 Active 26 DOM
15. 2026-05-30
    days on market $89,999 Active 25 DOM
16. 2026-05-05
    listed $89,999 Active 1423-char remark
17. 2026-01-30
    price $99,999
18. 2026-01-06
    price $112,500
19. 2025-11-12
    price $115,000
20. 2025-10-24
    price $126,900
21. 2025-10-06
    listed $135,000 Active

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $228 · $19/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$141/yr (+$12/mo · 61.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,614
• − Mortgage interest: −$5,041
• − Property taxes: −$228
• − Insurance: −$450
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$2,618
• Taxable income: $8,979
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $7,789/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Abbeville

• Score: 63/100
• State rank: #180
• US rank: #15180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,838

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Vietnam

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.45%
• Current HPI: 213.0749
• 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

-33.3% since first listed

6 events — show timeline

• 2026-05-05 Listed $89,999 SAMLS
• 2026-01-30 Price Changed $99,999 SAMLS
• 2026-01-06 Price Changed $112,500 SAMLS
• 2025-11-12 Price Changed $115,000 SAMLS
• 2025-10-24 Price Changed $126,900 SAMLS
• 2025-10-06 Listed $135,000 SAMLS

Property tax history

+12.1%/yr

Latest (2025): $228 · +2.3% YoY. Source: county tax records.