Unit Unit F36 · Troy, AL 36081

$56,000

4 bd · 2.0 ba · 1,024 sqft · Manufactured · 24 Days on market

Built 2026 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REGULAR PRICE: $56,000 Move-In Ready 4-Bedroom, 2-Bath Manufactured Home! Don't miss this limited-time opportunity to own a manufactured home at an unbeatable value. Perfect for first-time homebuyers, families, or anyone looking for affordable homeownership, this 4-bedroom, 2-bath home offers modern design, comfort, and functionality - all at a price that's often less than renting Enjoy the convenience of on-site parking and a move-in-ready home that requires no renovations or updates - just bring your belongings and settle in. Home Features: ✔ 4 Bedrooms | 2 Full Bathrooms ✔ Open-Concept Kitchen & Spacious Living Area ✔ Private Primary Suite ✔ Generous Closet Space in All Bedrooms

Key facts

• Move-in ready
• Open-concept kitchen
• On-site parking

Tags

• MOVE-IN READY
• OPEN-CONCEPT KITCHEN
• PRIVATE PRIMARY SUITE
• GENEROUS CLOSET SPACE
• ON-SITE PARKING

Property features AI

Exterior

• Utilities: Electric power; Central air conditioning; Heat pump heating
• Home design: Condominium/unit (Unit F36)
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 2.0% in Troy — 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 (#148 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: amenities C-, schools D, crime F.
• Pike County (rural): math 19% / reading 44% proficiency, ranked #68 of 129 in AL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP; lower-income renter base — watch delinquency; 42 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $387 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $55,160 (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 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?
3. 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?
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: 2.45% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.33%
• DSCR: 3.37
• GRM: 3.4

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: 51.4%
• Equity multiple: 3.25×
• Total profit: $35,330
• Equity at exit: $8,350

10-year hold

• IRR: 56.8%
• Equity multiple: 6.61×
• Total profit: $87,999
• Equity at exit: $4,842

Cash invested: $15,680 (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 36081

• Home prices YoY: -30.4%
• Active inventory: 26
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $697

Break-even live

Break-even rent $490

Max offer price $56,000

Occupancy floor 44%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $56,000 Active 24 DOM
2. 2026-06-18
   days on market $56,000 Active 23 DOM
3. 2026-06-17
   days on market $56,000 Active 22 DOM
4. 2026-06-16
   days on market $56,000 Active 21 DOM
5. 2026-06-15
   days on market $56,000 Active 20 DOM
6. 2026-06-14
   days on market $56,000 Active 18 DOM
7. 2026-06-12
   days on market $56,000 Active 17 DOM
8. 2026-06-09
   days on market $56,000 Active 14 DOM
9. 2026-06-08
   days on market $56,000 Active 13 DOM
10. 2026-06-07
    days on market $56,000 Active 12 DOM
11. 2026-06-07
    days on market $56,000 Active 11 DOM
12. 2026-06-04
    days on market $56,000 Active 8 DOM
13. 2026-06-02
    days on market $56,000 Active 7 DOM
14. 2026-06-01
    days on market $56,000 Active 6 DOM
15. 2026-05-31
    days on market $56,000 Active 5 DOM
16. 2026-05-31
    days on market $56,000 Active 4 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $16,464
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$1,629
• Taxable income: $7,944
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $6,456/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 · 6 photos

Good 80/100 None rehab

This move-in ready manufactured home is in excellent condition with no visible repairs needed. It offers a good ROI with updates that can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating kitchen appliances — Modern appliances can improve functionality and attract more buyers.
• Both Landscaping and adding curb appeal features — Enhanced landscaping can increase the home's curb appeal and attract more buyers.
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers.
• Both Upgrading HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls and ceilings — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating kitchen appliances — Modern appliances can improve functionality and attract more buyers. ↑
• Both Landscaping and adding curb appeal features — Enhanced landscaping can increase the home's curb appeal and attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers. ↑
• Both Upgrading HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters. ↑

ⓘ 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: Pike County
• NCES district ID: 0102790
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $34,318
• Composite: 25.85/100
• National rank: #7348
• State rank: #68 of 129 in AL

Livability — Troy

• Score: 64/100
• State rank: #148
• US rank: #13713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pike County · 15,143 people
• City population: 15,143
• Metro: Troy, AL
• Population (ZIP): 15,143
• Household income: $44,375
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 934.0

Population outlook (Pike County) Hauer SSP2

• Today (2025): 34,683 people
• By 2030: 35,552 · +2.5%
• By 2040: 37,056 · +6.8%
• By 2050: 38,617 · +11.3%
• By 2075: 43,393 · +25.1%
• By 2100: 45,455 · +31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 42% Asian 3% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Korean 1% Chinese 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+25.2) · D 37.1% · R 62.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -15.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+17.4 2016: R+20.3 2012: R+13.7 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.93%
• Current HPI: 128.0786
• Rent YoY: —
• Metro: Troy, AL
• 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