5190 Memory Ln · Mount Olive, AL 35117

$90,000

3 bd · 2.0 ba · 1,456 sqft · Land · 66 Days on market

Built 1999 1.86 ac lot $62/sqft · 203% above area ↓ 22% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

Key facts

• Storage building
• Open living layout
• Long driveway

Tags

• PERMANENT BLOCK FOUNDATION
• PRIVATE SETTING
• LONG DRIVEWAY
• STORAGE BUILDING
• SPLIT-BEDROOM FLOOR PLAN
• OPEN LIVING LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 5.1% in Mount Olive — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#150 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 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.
• Jefferson County population projected to shrink 4% 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 66 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.24% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.42%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (median comp): $29,750
• List price: $90,000
• Delta: 202.52%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $50,174
• Equity at exit: $13,419

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $127,079
• Equity at exit: $7,782

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 35117

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,017

Break-even live

Break-even rent $726

Max offer price $90,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,068	-5% $1,042	+0% $1,017	+5% $991	+10% $966
Rent	-10% $858	-5% $937	+0% $1,017	+5% $1,096	+10% $1,176
Rate	-1.0pp $1,062	-0.5pp $1,040	base $1,017	+0.5pp $993	+1.0pp $970

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1397 Woodridge Pl Gardendale, AL	3.0	2.0	1384	$2,166	$1.57	44d	1	1.25mi
1380 Woodridge Pl Gardendale, AL	3.0	2.0	1266	$1,846	$1.46	44d	1	1.25mi

Listing history 14 events

1. 2026-05-08
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

2. 2026-05-02
   price $90,000 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

3. 2026-04-12
   status Active 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

4. 2026-04-08
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

5. 2026-04-04
   status Active 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

6. 2026-04-01
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

7. 2026-03-28
   status Active 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

8. 2026-02-11
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

9. 2026-02-10
   price $100,000 535-char remark

   Show marketing remark (535 chars)

   Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

10. 2026-01-10
    listed $125,000 Active 535-char remark

    Show marketing remark (535 chars)

    Manufactured home on a permanent foundation situated on approximately 1.86 acres, offering a private setting with a long driveway and additional storage building. Features a split-bedroom floor plan with 3 bedrooms and 2 bathrooms, providing functional living space and separation of bedrooms. Case 011-949523. HUD homes are Sold As Is. Property is listed as IE (Insured Escrow) subject to appraisal. Seller makes no representations or warranties as to property condition. Managed by Olympus AMS. To submit offers visit HUD Home Store.

11. 2020-12-11
    soldstatus $99,900 Sold 343-char remark

    Show marketing remark (343 chars)

    Manufactured home on permanent block foundation. Very private setting with almost 2 acres. Long driveway to home. Storage building. Roof 2 years old. Stove and dishwasher 2 years. Split bedroom design with 3 bedrooms, 2 baths. Open floor plan. FP in living room. If you want to be close to everything but have a lot of privacy this is for you.

12. 2020-08-17
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Manufactured home on permanent block foundation. Very private setting with almost 2 acres. Long driveway to home. Storage building. Roof 2 years old. Stove and dishwasher 2 years. Split bedroom design with 3 bedrooms, 2 baths. Open floor plan. FP in living room. If you want to be close to everything but have a lot of privacy this is for you.

13. 2020-06-05
    listed $99,900 Active 343-char remark

    Show marketing remark (343 chars)

    Manufactured home on permanent block foundation. Very private setting with almost 2 acres. Long driveway to home. Storage building. Roof 2 years old. Stove and dishwasher 2 years. Split bedroom design with 3 bedrooms, 2 baths. Open floor plan. FP in living room. If you want to be close to everything but have a lot of privacy this is for you.

14. 2007-08-24
    soldstatus $115,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $772 · $64/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,160
• − Mortgage interest: −$5,041
• − Property taxes: −$772
• − Insurance: −$450
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$2,618
• Taxable income: $11,413
• Est. tax owed @ 24.0%: −$2,739
• After-tax cash flow: $9,462/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Mount Olive

• Score: 64/100
• State rank: #150
• US rank: #13778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olive, AL
• Population (ZIP): 5,091

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.36%
• Current HPI: 207.071
• 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

-21.7% since first listed

14 events — show timeline

• 2026-05-08 Pending — Greater Alabama MLS
• 2026-05-02 Price Changed $90,000 Greater Alabama MLS
• 2026-04-12 Relisted — Greater Alabama MLS
• 2026-04-08 Pending — Greater Alabama MLS
• 2026-04-04 Relisted — Greater Alabama MLS
• 2026-04-01 Pending — Greater Alabama MLS
• 2026-03-28 Relisted — Greater Alabama MLS
• 2026-02-11 Pending — Greater Alabama MLS
• 2026-02-10 Price Changed $100,000 Greater Alabama MLS
• 2026-01-10 Listed $125,000 Greater Alabama MLS
• 2020-12-11 Sold (MLS) $99,900 Greater Alabama MLS
• 2020-08-17 Pending — Greater Alabama MLS
• 2020-06-05 Listed $99,900 Greater Alabama MLS
• 2007-08-24 Sold (Public Records) $115,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $772 · +0.0% YoY. Source: county tax records.