22216 South Ave · Florala, AL 36442

$119,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 30 Days on market

Built 2006 0.29 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 +15.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +4.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Clean and move in ready, 3BR 2BA mobile home on 1/3 of an acre. Walk to lake dock and school! Blocks from boat ramp. Owner financing even with bruised credit! Application available. ,

Key facts

• Included shed
• 0.29 acre lot
• Built 2006

Tags

• UPDATED EXTERIOR DOORS
• GENEROUSLY SIZED YARD
• INCLUDED SHED

Property features AI

Exterior

• Utilities: Public water; Sewer available; Electricity available; Cable available
• Home design: Mobile home (single-story)
• Construction: Clayton manufactured home, model 30IVC2444; Mobile home width 44' and length 24'
• Exterior features: Metal roof; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window AC unit(s)
• Interior features: High-speed internet; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $47 ($558/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (19.9% below list).
• Recommended offer: $95k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#130 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, schools F, amenities F.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($823 loan paydown + $5k appreciation (4.0% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $119k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,266 (19.9% 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 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.70×
• Total profit: $23,477
• Equity at exit: $60,141

10-year hold

• IRR: 13.2%
• Equity multiple: 3.16×
• Total profit: $71,970
• Equity at exit: $98,211

Cash invested: $33,320 (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 36442

• Home prices YoY: 2.2%
• Active inventory: 58
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $47

Break-even live

Break-even rent $894

Max offer price $119,000

Occupancy floor 90%

Sensitivity live

Price	-10% $114	-5% $80	+0% $47	+5% $13	+10% $-21
Rent	-10% $-29	-5% $9	+0% $47	+5% $84	+10% $122
Rate	-1.0pp $106	-0.5pp $77	base $47	+0.5pp $16	+1.0pp $-16

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $119,000 Active 30 DOM
2. 2026-06-18
   days on market $119,000 Active 29 DOM
3. 2026-06-17
   days on market $119,000 Active 28 DOM
4. 2026-06-16
   days on market $119,000 Active 27 DOM
5. 2026-06-15
   days on market $119,000 Active 26 DOM
6. 2026-06-14
   days on market $119,000 Active 24 DOM
7. 2026-06-12
   days on market $119,000 Active 23 DOM
8. 2026-06-09
   days on market $119,000 Active 20 DOM
9. 2026-06-08
   days on market $119,000 Active 19 DOM
10. 2026-06-07
    days on market $119,000 Active 18 DOM
11. 2026-06-07
    days on market $119,000 Active 17 DOM
12. 2026-06-04
    days on market $119,000 Active 14 DOM
13. 2026-06-02
    days on market $119,000 Active 13 DOM
14. 2026-06-01
    days on market $119,000 Active 12 DOM
15. 2026-05-31
    days on market $119,000 Active 11 DOM
16. 2026-05-31
    days on market $119,000 Active 10 DOM
17. 2026-05-20
    listed $119,000 Active
18. 2018-04-30
    soldstatus $33,785 183-char remark

    Show marketing remark (183 chars)

    Clean and move in ready, 3BR 2BA mobile home on 1/3 of an acre. Walk to lake dock and school! Blocks from boat ramp. Owner financing even with bruised credit! Application available. ,

19. 2018-04-30
    soldstatus $33,785 183-char remark

    Show marketing remark (183 chars)

    Clean and move in ready, 3BR 2BA mobile home on 1/3 of an acre. Walk to lake dock and school! Blocks from boat ramp. Owner financing even with bruised credit! Application available. ,

20. 2017-09-13
    listed $41,900 183-char remark

    Show marketing remark (183 chars)

    Clean and move in ready, 3BR 2BA mobile home on 1/3 of an acre. Walk to lake dock and school! Blocks from boat ramp. Owner financing even with bruised credit! Application available. ,

21. 2017-09-13
    listed $41,900 183-char remark

    Show marketing remark (183 chars)

    Clean and move in ready, 3BR 2BA mobile home on 1/3 of an acre. Walk to lake dock and school! Blocks from boat ramp. Owner financing even with bruised credit! Application available. ,

ⓘ 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: $389 · $32/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$99/yr (+$8/mo · 25.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 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: $11,432
• − Mortgage interest: −$6,666
• − Property taxes: −$389
• − Insurance: −$595
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,462
• Taxable loss: −$1,509
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $921/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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Florala

• Score: 65/100
• State rank: #130
• US rank: #13167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florala, AL
• Population (ZIP): 3,615

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 182.2844
• 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

+184.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $119,000 CAOR
• 2018-04-30 Sold (MLS) $33,785 WBR
• 2018-04-30 Sold (MLS) $33,785 MAAR
• 2017-09-13 Listed $41,900 WBR
• 2017-09-13 Listed $41,900 MAAR

Property tax history

+5.2%/yr

Latest (2025): $389 · +6.9% YoY. Source: county tax records.