6691 Cox Gap Rd · Carlisle-Rockledge, AL 35956

$198,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 57 Days on market

Built 1997 0.40 ac lot $127/sqft · 48% above area Est $135k · 48% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +3.5/30.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This beautifully updated 3 bedroom, 2 bathroom mobile home is located in the highly sought-after Sardis School District. Step inside to find a spacious, open-concept layout with fresh paint, new flooring, and stylish finishes throughout.The kitchen features ample counter space and a convenient island perfect for meal prep. The living area is welcoming, ideal for relaxing or entertaining guests.The primary suite features 3 closets and boasts a private bath with recent updates. Two additional bedrooms provide plenty of space for family or guests.Whether you're a first-time buyer, looking to downsize, or searching for an affordable home in a great school district, this one checks all the boxes!

Key facts

• Covered deck
• Open floor plan
• Metal roof

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• SOAKER TUB
• METAL ROOF
• COVERED DECK

Property features AI

Finance

• Other: Directions: Highway 431 South from Boaz, left on Cox Gap Road, house on right
• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Circular driveway; Gravel driveway
• Utilities: Public water; Septic tank sewer; Electric service (standard)
• Home design: Manufactured / mobile home; Single-story; Built in 1997; Residential property
• Construction: Vinyl siding; One fireplace; Built in 1997; Crawl space foundation
• Exterior features: Treed lot; Gravel drive; Covered porch; Deck

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (43.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (50.8% below list).
• Recommended offer: $98k (50.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sardis Middle School (math 11% / reading 41%, grade F, #155 of 257 statewide, top 61%, 398 students, 70% FRL); Sardis High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 584 students, 63% FRL) — zoned schools average 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 36% district-wide (-18 pts) — the specific schools serving this property underperform the Etowah County average; the district grade overstates school quality for this exact location.
• Market conditions: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($193k) 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: moderate wind risk, 23% 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 $97,792 (50.8% 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 57 days. Have you received any prior offers? Is the seller open to a 51% 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. 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?
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: 0.49% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.97%
• DSCR: 0.42
• GRM: 16.9

CMA / ARV

• ARV (median comp): $134,530
• List price: $198,900
• Delta: 47.85%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.26×
• Total profit: $69,999
• Equity at exit: $179,185

10-year hold

• IRR: 14.9%
• Equity multiple: 5.24×
• Total profit: $236,318
• Equity at exit: $386,419

Cash invested: $55,692 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$1,043
• Tax est. 1.5%: −$249 /mo · $2,984/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $-602

Break-even live

Break-even rent $1,740

Max offer price $111,790

Occupancy floor —

Sensitivity live

Price	-10% $-465	-5% $-533	+0% $-602	+5% $-671	+10% $-739
Rent	-10% $-679	-5% $-641	+0% $-602	+5% $-563	+10% $-525
Rate	-1.0pp $-502	-0.5pp $-551	base $-602	+0.5pp $-654	+1.0pp $-706

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $198,900 Active 57 DOM
2. 2026-06-18
   days on market $198,900 Active 56 DOM
3. 2026-06-17
   days on market $198,900 Active 55 DOM
4. 2026-06-16
   days on market $198,900 Active 54 DOM
5. 2026-06-15
   days on market $198,900 Active 53 DOM
6. 2026-06-14
   days on market $198,900 Active 51 DOM
7. 2026-06-13
   days on market $198,900 Active 50 DOM
8. 2026-06-10
   days on market $198,900 Active 48 DOM
9. 2026-06-09
   days on market $198,900 Active 47 DOM
10. 2026-06-08
    days on market $198,900 Active 46 DOM
11. 2026-06-07
    days on market $198,900 Active 45 DOM
12. 2026-06-05
    days on market $198,900 Active 42 DOM
13. 2026-06-03
    days on market $198,900 Active 41 DOM
14. 2026-06-02
    days on market $198,900 Active 40 DOM
15. 2026-06-01
    days on market $198,900 Active 39 DOM
16. 2026-05-31
    days on market $198,900 Active 38 DOM
17. 2026-05-30
    days on market $198,900 Active 37 DOM
18. 2026-04-23
    listed $199,900 Active 582-char remark
19. 2025-06-30
    soldstatus $179,900 Sold 700-char remark

    Show marketing remark (700 chars)

    This beautifully updated 3 bedroom, 2 bathroom mobile home is located in the highly sought-after Sardis School District. Step inside to find a spacious, open-concept layout with fresh paint, new flooring, and stylish finishes throughout.The kitchen features ample counter space and a convenient island perfect for meal prep. The living area is welcoming, ideal for relaxing or entertaining guests.The primary suite features 3 closets and boasts a private bath with recent updates. Two additional bedrooms provide plenty of space for family or guests.Whether you're a first-time buyer, looking to downsize, or searching for an affordable home in a great school district, this one checks all the boxes!

20. 2025-06-01
    status Pending 700-char remark

    Show marketing remark (700 chars)

    This beautifully updated 3 bedroom, 2 bathroom mobile home is located in the highly sought-after Sardis School District. Step inside to find a spacious, open-concept layout with fresh paint, new flooring, and stylish finishes throughout.The kitchen features ample counter space and a convenient island perfect for meal prep. The living area is welcoming, ideal for relaxing or entertaining guests.The primary suite features 3 closets and boasts a private bath with recent updates. Two additional bedrooms provide plenty of space for family or guests.Whether you're a first-time buyer, looking to downsize, or searching for an affordable home in a great school district, this one checks all the boxes!

21. 2025-05-15
    listed $179,900 Active 700-char remark

    Show marketing remark (700 chars)

    This beautifully updated 3 bedroom, 2 bathroom mobile home is located in the highly sought-after Sardis School District. Step inside to find a spacious, open-concept layout with fresh paint, new flooring, and stylish finishes throughout.The kitchen features ample counter space and a convenient island perfect for meal prep. The living area is welcoming, ideal for relaxing or entertaining guests.The primary suite features 3 closets and boasts a private bath with recent updates. Two additional bedrooms provide plenty of space for family or guests.Whether you're a first-time buyer, looking to downsize, or searching for an affordable home in a great school district, this one checks all the boxes!

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,735
• − Mortgage interest: −$11,141
• − Property taxes: −$2,984
• − Insurance: −$994
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$5,786
• Taxable loss: −$11,048
• Est. tax savings @ 24.0%: +$2,652
• After-tax cash flow: $-4,572/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Carlisle-Rockledge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carlisle-Rockledge, AL
• Population (ZIP): 8,381

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.87%
• Current HPI: 299.2131
• 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

+10.6% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $198,900 VMLS
• 2026-04-23 Listed $199,900 VMLS
• 2025-06-30 Sold (MLS) $179,900 VMLS
• 2025-06-01 Pending — VMLS
• 2025-05-15 Listed $179,900 VMLS

Property tax history

+9.8%/yr

Latest (2025): $113 · -0.6% YoY. Source: county tax records.