3645 County Highway 14 · Snead, AL 35952

$55,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 23 Days on market

Built 2020

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This gorgeous manufactured home is on the market! Constructed in 2020, this home offers 1,264 square feet of open living space with 3 bedrooms and 2 full bathrooms. Sale is for the home only, not the land, at $55,000.00 and seller is offering up to $5,000 to help in moving costs!

Key facts

• Built 2020
• Listed 23 days

Property features AI

Finance

• Other: Garbage fee is billed monthly
• Financial info: Monthly garbage fee applies
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet available (GoNetSpeed)
• Home design: Existing property; Single-story living (rooms listed are on main level)
• Construction: Vinyl siding; Slab foundation
• Exterior features: Not waterfront; No pool; No patio; No decks; Public road access; Approximately 1 acre lot; Lot not in a flood plain; No notable lot view

Interior

• Kitchen: Island; Laminate countertops; Dishwasher (built-in); Electric oven; Electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Split bedroom layout
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Ceilings: Other (see remarks); Window treatments remain
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#295 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Susan Moore Elementary School (math 17% / reading 40%, grade F, #382 of 627 statewide, top 61%, 634 students, 76% FRL); Susan Moore High School (math 6% / reading 29%, grade F, #189 of 305 statewide, top 62%, 481 students, 74% FRL) — zoned schools average 75% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% 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 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?
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: 2.70% ✓
• Cap rate: 24.69%
• Cash-on-cash: 65.69%
• DSCR: 3.92
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 77.2%
• Equity multiple: 6.43×
• Total profit: $83,638
• Equity at exit: $49,548

10-year hold

• IRR: 71.2%
• Equity multiple: 14.25×
• Total profit: $204,061
• Equity at exit: $106,853

Cash invested: $15,400 (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 35952

• Home prices YoY: 6.0%
• Active inventory: 37
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $843

Break-even live

Break-even rent $418

Max offer price $55,000

Occupancy floor 38%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 23 DOM
2. 2026-06-17
   days on market $55,000 Active 22 DOM
3. 2026-06-16
   days on market $55,000 Active 21 DOM
4. 2026-06-15
   days on market $55,000 Active 20 DOM
5. 2026-06-13
   days on market $55,000 Active 18 DOM
6. 2026-06-10
   days on market $55,000 Active 15 DOM
7. 2026-06-09
   days on market $55,000 Active 14 DOM
8. 2026-06-08
   days on market $55,000 Active 13 DOM
9. 2026-06-07
   days on market $55,000 Active 12 DOM
10. 2026-06-05
    days on market $55,000 Active 9 DOM
11. 2026-06-03
    days on market $55,000 Active 8 DOM
12. 2026-06-02
    days on market $55,000 Active 7 DOM
13. 2026-06-01
    days on market $55,000 Active 6 DOM
14. 2026-05-31
    days on market $55,000 Active 5 DOM
15. 2026-05-25
    listed $55,000 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: $227 · $19/mo
• Projected year-2 tax: $227 · $19/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,822
• − Mortgage interest: −$3,081
• − Property taxes: −$227
• − Insurance: −$275
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$1,600
• Taxable income: $9,787
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $7,767/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Snead

• Score: 60/100
• State rank: #295
• US rank: #18981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,901

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.05%
• Current HPI: 249.8629
• 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

1 event — show timeline

• 2026-05-25 Listed $55,000 Greater Alabama MLS

Property tax history

+77.1%/yr

Latest (2025): $227 · +3.6% YoY. Source: county tax records.