176 W Kerri Ln · Bristow Cove, AL 35956

$99,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily · 16 Days on market

Built 1995 Fair condition 5.14 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming 2-bedroom, 2-bathroom mobile home on 5.14 acres in Etowah County. Open floor plan and move-in ready with one updated bathroom. This uniquely treated property features a year-round creek and two on-site caves which is a rare find for nature lovers. Enjoy peaceful country living with extraordinary natural surroundings right outside your door. Schedule your showing today. Let’s Make It Happen!

Key facts

• Year-round creek
• Two on-site caves
• Natural surroundings

Tags

• YEAR-ROUND CREEK
• TWO ON-SITE CAVES
• PEACEFUL COUNTRY LIVING
• NATURAL SURROUNDINGS

Property features AI

Finance

• Other: Lot size about 5.14 acres; Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Circular driveway; Gravel driveway
• Utilities: Public water; Septic tank
• Home design: Manufactured / Mobile home; Single-level (one story); Built in 1995; Residential property
• Construction: Living area approximately 1,120 square feet
• Exterior features: Covered deck; Open deck; Front porch

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; No cooling system
• Interior features: 5 total rooms; Crawl space basement; Treed lot (views/setting)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $91k (8.6% below list).
• Recommended offer: $91k (8.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#291 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West End Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 390 students, 78% FRL); Sardis Middle School (math 11% / reading 41%, grade F, #155 of 257 statewide, top 61%, 398 students, 70% FRL); West End High School (math 2% / reading 27%, grade F, #216 of 305 statewide, top 72%, 370 students, 75% FRL) — zoned schools average 74% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $91,349 (8.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.02×
• Total profit: $56,414
• Equity at exit: $89,998

10-year hold

• IRR: 22.3%
• Equity multiple: 6.88×
• Total profit: $164,590
• Equity at exit: $194,084

Cash invested: $27,972 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $31

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 92%

Sensitivity live

Price	-10% $100	-5% $66	+0% $31	+5% $-3	+10% $-38
Rent	-10% $-41	-5% $-5	+0% $31	+5% $67	+10% $103
Rate	-1.0pp $82	-0.5pp $57	base $31	+0.5pp $5	+1.0pp $-21

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $99,900 Active 16 DOM
2. 2026-06-19
   days on market $99,900 Active 14 DOM
3. 2026-06-18
   days on market $99,900 Active 13 DOM
4. 2026-06-17
   days on market $99,900 Active 12 DOM
5. 2026-06-16
   days on market $99,900 Active 11 DOM
6. 2026-06-15
   days on market $99,900 Active 10 DOM
7. 2026-06-14
   days on market $99,900 Active 8 DOM
8. 2026-06-13
   days on market $99,900 Active 7 DOM
9. 2026-06-10
   days on market $99,900 Active 5 DOM
10. 2026-06-09
    days on market $99,900 Active 4 DOM
11. 2026-06-08
    days on market $99,900 Active 3 DOM
12. 2026-06-07
    remarks 402-char remark
13. 2026-06-07
    listed $99,900 Active 2 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $10,962
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,906
• Taxable loss: −$1,292
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $685/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Painting, refinishing, and updating fixtures would significantly enhance its appearance and appeal to potential buyers and renters.

Repairs flagged

• Major Paint peeling in bathroom — Needs immediate repair to avoid further damage.
• Moderate Worn kitchen cabinets — Needs replacement or refinishing for aesthetic appeal.
• Moderate Worn hardwood floors — Replacement or refinishing would improve appearance and value.
• Minor Overgrown landscaping — Trimming and landscaping would enhance curb appeal and property value.
• Major Worn bathroom fixtures — Replacements would improve functionality and aesthetics in the bathroom.

Value-add opportunities

• Both Painting and refinishing — Improves both resale and rental value by enhancing appearance.
• Both New kitchen cabinets — Enhances kitchen functionality and aesthetics, boosting both resale and rental value.
• Both New hardwood flooring — Improves the overall look and feel of the home, increasing its value.
• Both Landscaping and curb appeal — Enhances the home's curb appeal, making it more attractive to potential buyers and renters.
• Both New bathroom fixtures — Improves the functionality and aesthetics of the bathroom, boosting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint peeling in bathroom · Needs immediate repair to avoid further damage.	Major	$15,000–50,000
Worn kitchen cabinets · Needs replacement or refinishing for aesthetic appeal.	Moderate	$3,000–15,000
Worn hardwood floors · Replacement or refinishing would improve appearance and value.	Moderate	$3,000–15,000
Overgrown landscaping · Trimming and landscaping would enhance curb appeal and property value.	Minor	$500–3,000
Worn bathroom fixtures · Replacements would improve functionality and aesthetics in the bathroom.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Both Painting and refinishing — Improves both resale and rental value by enhancing appearance. ↑
• Both New kitchen cabinets — Enhances kitchen functionality and aesthetics, boosting both resale and rental value. ↑
• Both New hardwood flooring — Improves the overall look and feel of the home, increasing its value. ↑
• Both Landscaping and curb appeal — Enhances the home's curb appeal, making it more attractive to potential buyers and renters. ↑
• Both New bathroom fixtures — Improves the functionality and aesthetics of the bathroom, boosting both resale and rental value. ↑

ⓘ 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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Bristow Cove

• Score: 60/100
• State rank: #291
• US rank: #18793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristow Cove, AL
• Population (ZIP): 8,381

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.87%
• Current HPI: 299.2131
• 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

1 event — show timeline

• 2026-06-05 Listed $99,900 VMLS