281 Lambeth Rd · Flomaton, AL 36441

$165,000

5 bd · 3.0 ba · 2,240 sqft · Manufactured public records · 62 Days on market

Built 2000 2.00 ac lot

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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).

• Cash flow +10.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Escape to your serene country retreat situated on 2 acres of tranquility, boasting a stunning 5-bedroom, 3-bath mobile home with 2240 sq ft of expansive living space, complete with a cozy den, elegant dining room with fireplace, sunny breakfast room and kitchen, all protected by a reliable ADT monitored security system and smart smoke detectors. Best of all, the white sandy beaches are approximately a hour away. Don’t wait to see this one. Property is being sold as is and the seller has no knowledge of any issues with the property. Call today and let’s make home ownership a realty! Buyer to verify all information during due diligence.

Key facts

• Elegant dining room
• Cozy den
• Mobile home

Tags

• 2 ACRES OF TRANQUILITY
• MOBILE HOME
• COZY DEN
• ELEGANT DINING ROOM
• FIREPLACE
• SUNNY BREAKFAST ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (19.8% below list).
• Recommended offer: $132k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#446 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety B+; Watch: crime F, amenities F, commute F.
• Escambia County (town): math 17% / reading 39% proficiency, ranked #83 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Flomaton Elementary School (math 42% / reading 54%, grade D, #135 of 627 statewide, top 22%, 486 students, 55% FRL); Flomaton High School (math 19% / reading 40%, grade F, #70 of 305 statewide, top 27%, 511 students, 46% FRL) — zoned schools average 50% FRL vs 70% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP; 18 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.8% local appreciation)).
• Escambia County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, 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 62 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,318 (19.8% 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 62 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 D-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. Crime grade is F 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.86×
• Total profit: $39,773
• Equity at exit: $101,771

10-year hold

• IRR: 13.6%
• Equity multiple: 3.65×
• Total profit: $122,270
• Equity at exit: $182,893

Cash invested: $46,200 (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 36441

• Home prices YoY: 3.5%
• Active inventory: 19
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-95

Break-even live

Break-even rent $1,443

Max offer price $151,258

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-38	+0% $-95	+5% $-152	+10% $-209
Rent	-10% $-199	-5% $-147	+0% $-95	+5% $-43	+10% $10
Rate	-1.0pp $-12	-0.5pp $-53	base $-95	+0.5pp $-138	+1.0pp $-181

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   status $165,000 Pending 62 DOM
2. 2026-06-01
   days on market $165,000 Active 62 DOM
3. 2026-05-31
   days on market $165,000 Active 61 DOM
4. 2026-05-31
   days on market $165,000 Active 60 DOM
5. 2026-05-14
   price $165,000 654-char remark

   Show marketing remark (654 chars)

   Escape to your serene country retreat situated on 2 acres of tranquility, boasting a stunning 5-bedroom, 3-bath mobile home with 2240 sq ft of expansive living space, complete with a cozy den, elegant dining room with fireplace, sunny breakfast room and kitchen, all protected by a reliable ADT monitored security system and smart smoke detectors. Best of all, the white sandy beaches are approximately a hour away. Don’t wait to see this one. Property is being sold as is and the seller has no knowledge of any issues with the property. Call today and let’s make home ownership a realty! Buyer to verify all information during due diligence.

6. 2026-04-21
   price $179,500 654-char remark

   Show marketing remark (654 chars)

   Escape to your serene country retreat situated on 2 acres of tranquility, boasting a stunning 5-bedroom, 3-bath mobile home with 2240 sq ft of expansive living space, complete with a cozy den, elegant dining room with fireplace, sunny breakfast room and kitchen, all protected by a reliable ADT monitored security system and smart smoke detectors. Best of all, the white sandy beaches are approximately a hour away. Don’t wait to see this one. Property is being sold as is and the seller has no knowledge of any issues with the property. Call today and let’s make home ownership a realty! Buyer to verify all information during due diligence.

7. 2026-03-31
   listed $185,900 Active 654-char remark

   Show marketing remark (654 chars)

   Escape to your serene country retreat situated on 2 acres of tranquility, boasting a stunning 5-bedroom, 3-bath mobile home with 2240 sq ft of expansive living space, complete with a cozy den, elegant dining room with fireplace, sunny breakfast room and kitchen, all protected by a reliable ADT monitored security system and smart smoke detectors. Best of all, the white sandy beaches are approximately a hour away. Don’t wait to see this one. Property is being sold as is and the seller has no knowledge of any issues with the property. Call today and let’s make home ownership a realty! Buyer to verify all information during due diligence.

8. 2024-08-02
   soldstatus $146,000
9. 2009-03-31
   soldstatus $58,500 339-char remark

   Show marketing remark (339 chars)

   HUGE COMFORT AND A MORE COMFORTABLE PRICE!!! SELLER HAS REDUCED THE PRICE AND WILL LOOK AT ALL OFFERS!!!!! ROOM FOR EVERYONE! With five bedrooms and three full baths, a living room as well as a den, a formal dining room and a spacious kitchen, your family will never have to worry about bumping elbows. Call now for a showing appointment!

10. 2009-03-31
    soldstatus $58,800

    Show marketing remark (339 chars)

    HUGE COMFORT AND A MORE COMFORTABLE PRICE!!! SELLER HAS REDUCED THE PRICE AND WILL LOOK AT ALL OFFERS!!!!! ROOM FOR EVERYONE! With five bedrooms and three full baths, a living room as well as a den, a formal dining room and a spacious kitchen, your family will never have to worry about bumping elbows. Call now for a showing appointment!

11. 2008-06-17
    listed $59,500 339-char remark

    Show marketing remark (339 chars)

    HUGE COMFORT AND A MORE COMFORTABLE PRICE!!! SELLER HAS REDUCED THE PRICE AND WILL LOOK AT ALL OFFERS!!!!! ROOM FOR EVERYONE! With five bedrooms and three full baths, a living room as well as a den, a formal dining room and a spacious kitchen, your family will never have to worry about bumping elbows. Call now for a showing appointment!

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,878
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$4,800
• Taxable loss: −$4,005
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-178/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: Escambia County
• NCES district ID: 0101350
• Math proficiency: 17% ▼ -27.00%
• Reading proficiency: 39% ▼ -4.00%
• Median HH income: $31,905
• Composite: 22.73/100
• National rank: #8036
• State rank: #83 of 129 in AL

Livability — Flomaton

• Score: 55/100
• State rank: #446
• US rank: #23537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flomaton, AL
• Population (ZIP): 3,438

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 36,683 people
• By 2030: 35,844 · -2.3%
• By 2040: 34,393 · -6.2%
• By 2050: 33,109 · -9.7%
• By 2075: 28,305 · -22.8%
• By 2100: 21,091 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Two or more races 5% Native American 2%
• Common ancestry: Serbian 1% Danish 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Escambia

• 2024 margin: Solid R (+46.4) · D 26.6% · R 72.9%
• 2008→2024 swing: -17.8pp toward R · 2008: -28.5pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+37.4 2016: R+36.7 2012: R+25.5 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.81%
• Current HPI: 170.3166
• 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

+177.3% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $165,000 BCAR
• 2026-04-21 Price Changed $179,500 BCAR
• 2026-03-31 Listed $185,900 BCAR
• 2024-08-02 Sold (Public Records) $146,000 Public Records
• 2009-03-31 Sold (Public Records) $58,800 Public Records
• 2009-03-31 Sold (MLS) $58,500 PARMLS
• 2008-06-17 Listed $59,500 PARMLS

Property tax history

+0.3%/yr

Latest (2025): $237 · -7.7% YoY. Source: county tax records.