6782 County Road 236 · Hatton, AL 35672

$94,900

3 bd · 2.0 ba · 1,125 sqft · Manufactured · 136 Days on market

Built 1996 Poor condition 0.50 ac lot ↓ 15% since listing

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath mobile home nestled on a peaceful .50-acre wooded lot, offering privacy and a serene setting. Step inside to a welcoming living room featuring vaulted ceilings that creates a perfect space for relaxing or entertaining. The kitchen provides an ample amount of cabinetry for storage and included appliances. The primary bedroom offers comfort and convenience with a private full bath and shower. Outdoors, enjoy the natural surroundings from the deck, perfect for morning coffee or evening unwinding. Additional features include a gravel driveway and plenty of space to enjoy the outdoors.

Key facts

• Wooded lot
• Ample cabinetry
• Outdoor deck

Tags

• WOODED LOT
• VAULTED CEILINGS
• AMPLE CABINETRY
• PRIVATE FULL BATH
• OUTDOOR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#66 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($84k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 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. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-8,260
• Equity at exit: $14,150

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,013
• Equity at exit: $8,205

Cash invested: $26,572 (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 35672

• Home prices YoY: -21.4%
• Active inventory: 41
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $112

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 84%

Sensitivity live

Price	-10% $177	-5% $144	+0% $112	+5% $79	+10% $46
Rent	-10% $35	-5% $73	+0% $112	+5% $150	+10% $188
Rate	-1.0pp $159	-0.5pp $136	base $112	+0.5pp $87	+1.0pp $62

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $94,900 Active 136 DOM
2. 2026-06-18
   days on market $94,900 Active 135 DOM
3. 2026-06-17
   days on market $94,900 Active 134 DOM
4. 2026-06-16
   days on market $94,900 Active 133 DOM
5. 2026-06-15
   days on market $94,900 Active 132 DOM
6. 2026-06-14
   days on market $94,900 Active 130 DOM
7. 2026-06-13
   days on market $94,900 Active 129 DOM
8. 2026-06-10
   days on market $94,900 Active 127 DOM
9. 2026-06-09
   days on market $94,900 Active 126 DOM
10. 2026-06-08
    days on market $94,900 Active 125 DOM
11. 2026-06-07
    pricedays on market $94,900 Active 124 DOM
12. 2026-06-05
    days on market $99,900 Active 121 DOM
13. 2026-06-02
    days on market $99,900 Active 119 DOM
14. 2026-06-01
    days on market $99,900 Active 118 DOM
15. 2026-05-31
    days on market $99,900 Active 117 DOM
16. 2026-05-30
    days on market $99,900 Active 116 DOM
17. 2026-03-13
    price $109,900 614-char remark

    Show marketing remark (614 chars)

    Charming 3-bedroom, 2-bath mobile home nestled on a peaceful .50-acre wooded lot, offering privacy and a serene setting. Step inside to a welcoming living room featuring vaulted ceilings that creates a perfect space for relaxing or entertaining. The kitchen provides an ample amount of cabinetry for storage and included appliances. The primary bedroom offers comfort and convenience with a private full bath and shower. Outdoors, enjoy the natural surroundings from the deck, perfect for morning coffee or evening unwinding. Additional features include a gravel driveway and plenty of space to enjoy the outdoors.

18. 2026-02-23
    price $119,900 614-char remark

    Show marketing remark (614 chars)

    Charming 3-bedroom, 2-bath mobile home nestled on a peaceful .50-acre wooded lot, offering privacy and a serene setting. Step inside to a welcoming living room featuring vaulted ceilings that creates a perfect space for relaxing or entertaining. The kitchen provides an ample amount of cabinetry for storage and included appliances. The primary bedroom offers comfort and convenience with a private full bath and shower. Outdoors, enjoy the natural surroundings from the deck, perfect for morning coffee or evening unwinding. Additional features include a gravel driveway and plenty of space to enjoy the outdoors.

19. 2026-02-03
    listed $129,900 Active 614-char remark

    Show marketing remark (614 chars)

    Charming 3-bedroom, 2-bath mobile home nestled on a peaceful .50-acre wooded lot, offering privacy and a serene setting. Step inside to a welcoming living room featuring vaulted ceilings that creates a perfect space for relaxing or entertaining. The kitchen provides an ample amount of cabinetry for storage and included appliances. The primary bedroom offers comfort and convenience with a private full bath and shower. Outdoors, enjoy the natural surroundings from the deck, perfect for morning coffee or evening unwinding. Additional features include a gravel driveway and plenty of space to enjoy the outdoors.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,656
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,761
• Taxable loss: −$183
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,382/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates across multiple systems, significantly impacting its value. Immediate action is needed to address the deteriorating exterior, structural issues, and interior conditions to improve its resale and rental potential.

Repairs flagged

• Major exterior siding — Severe peeling and deterioration.
• Major roof — Visible damage and possible missing shingles.
• Major flooring — Worn and in need of replacement.
• Major interior walls/paint — Peeling paint and potential water damage.
• Major bathrooms — Significant wear and potential plumbing issues.
• Major kitchen cabinets — Old and outdated appearance.
• Major HVAC/mechanicals — Overall condition suggests a need for updates.
• Major landscaping — Sparse and low curb appeal.
• Major windows — Old and may need replacement or repair for energy efficiency and appearance.

Value-add opportunities

• Both exterior siding and roof repair/replacement — Improves both curb appeal and structural integrity.
• Both flooring replacement — Enhances interior appearance and comfort.
• Both interior wall and paint repair — Restores interior appearance and value.
• Both bathroom updates — Enhances functionality and appearance.
• Both kitchen updates — Modernizes the space and increases functionality.
• Both HVAC and mechanical updates — Improves comfort and energy efficiency.
• Both landscaping and curb appeal improvements — Enhances overall property value and appeal.
• Both window replacement — Improves energy efficiency and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and deterioration.	Major	$15,000–50,000
roof · Visible damage and possible missing shingles.	Major	$15,000–50,000
flooring · Worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · Peeling paint and potential water damage.	Major	$15,000–50,000
bathrooms · Significant wear and potential plumbing issues.	Major	$15,000–50,000
kitchen cabinets · Old and outdated appearance.	Major	$15,000–50,000
HVAC/mechanicals · Overall condition suggests a need for updates.	Major	$15,000–50,000
landscaping · Sparse and low curb appeal.	Major	$15,000–50,000
windows · Old and may need replacement or repair for energy efficiency and appearance.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior siding and roof repair/replacement — Improves both curb appeal and structural integrity. ↑
• Both flooring replacement — Enhances interior appearance and comfort. ↑
• Both interior wall and paint repair — Restores interior appearance and value. ↑
• Both bathroom updates — Enhances functionality and appearance. ↑
• Both kitchen updates — Modernizes the space and increases functionality. ↑
• Both HVAC and mechanical updates — Improves comfort and energy efficiency. ↑
• Both landscaping and curb appeal improvements — Enhances overall property value and appeal. ↑
• Both window replacement — Improves energy efficiency and 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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Hatton

• Score: 68/100
• State rank: #66
• US rank: #9384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hatton, AL
• Population (ZIP): 5,738

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 63% Black 17% Two or more races 11% Native American 7%
• Common ancestry: Iranian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Korean 1% Other Asian/Pacific 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.91%
• Current HPI: 194.2849
• 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

-15.4% since first listed

3 events — show timeline

• 2026-03-13 Price Changed $109,900 VMLS
• 2026-02-23 Price Changed $119,900 VMLS
• 2026-02-03 Listed $129,900 VMLS