263 Brierfield Forest Dr

Wilton, AL 35035

$38,000B

2 bd · 2.0 ba · 1,280 sqft · Built 1997 · Manufactured · Pending

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,052/mo
• Mortgage (P&I): −$199
• Tax + insurance: −$23
• HOA: −$0
• Vac / Maint / Mgmt: −$221
• Net cashflow: $609/mo
• Annual: $7,304/yr
• Cap rate: 25.51%
• Cash-on-cash: 68.64%
• DSCR: 4.05
• 1% rule: 2.77%
• Cash to close: $10,640

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $38k.
• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $642 of equity ($263 loan paydown + $379 appreciation (1.0% local appreciation)).
• Location reads 54/100 on livability (#455 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 5 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• Bibb County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is D 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?
• 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.
• 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.
• 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.