787 Spunky Hollow Rd · Locust Fork, AL 35133

$127,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 80 Days on market

Built 1999 0.40 ac lot $102/sqft · at area comps Est $122k · at est. ↓ 4% 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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +5.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this freshly updated 3-bedroom, 2-bath home in Remlap, priced at just $135,900! With 1,248 sq ft of living space, this home offers a great opportunity for first-time buyers, downsizers, or anyone looking for an affordable, move-in ready option. Recent updates include new flooring, fresh paint throughout, updated windows, a new HVAC system, and a durable metal roof—giving you peace of mind on the big-ticket items. The layout is simple and functional, with comfortable living space and a split bedroom setup for added privacy. Enjoy quiet country surroundings while still being within a reasonable drive to nearby conveniences. If you’re looking for a solid home at a great price, this one is definitely worth a look. Schedule your showing today!

Key facts

• Durable metal roof
• Split bedroom setup
• Fresh paint

Tags

• NEW FLOORING
• FRESH PAINT
• UPDATED WINDOWS
• NEW HVAC SYSTEM
• DURABLE METAL ROOF
• SPLIT BEDROOM SETUP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#111 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D, amenities F, commute F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($884 loan paydown + $13k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 80 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $120,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $122,342
• List price: $127,900
• Delta: 4.54%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.3%
• Equity multiple: 3.67×
• Total profit: $95,642
• Equity at exit: $115,222

10-year hold

• IRR: 29.6%
• Equity multiple: 8.30×
• Total profit: $261,285
• Equity at exit: $248,482

Cash invested: $35,812 (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 35133

• Home prices YoY: 7.3%
• Active inventory: 32
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $408

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 70%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $127,900 Active 80 DOM
2. 2026-06-17
   days on market $127,900 Active 79 DOM
3. 2026-06-16
   days on market $127,900 Active 78 DOM
4. 2026-06-15
   days on market $127,900 Active 77 DOM
5. 2026-06-13
   days on market $127,900 Active 75 DOM
6. 2026-06-10
   days on market $127,900 Active 72 DOM
7. 2026-06-09
   days on market $127,900 Active 71 DOM
8. 2026-06-08
   days on market $127,900 Active 70 DOM
9. 2026-06-07
   days on market $127,900 Active 69 DOM
10. 2026-06-05
    days on market $127,900 Active 66 DOM
11. 2026-06-03
    days on market $127,900 Active 65 DOM
12. 2026-06-02
    days on market $127,900 Active 64 DOM
13. 2026-06-02
    price $127,900 Active 63 DOM
14. 2026-06-01
    days on market $129,900 Active 63 DOM
15. 2026-05-31
    days on market $129,900 Active 62 DOM
16. 2026-04-27
    price $129,900 770-char remark

    Show marketing remark (770 chars)

    Check out this freshly updated 3-bedroom, 2-bath home in Remlap, priced at just $135,900! With 1,248 sq ft of living space, this home offers a great opportunity for first-time buyers, downsizers, or anyone looking for an affordable, move-in ready option. Recent updates include new flooring, fresh paint throughout, updated windows, a new HVAC system, and a durable metal roof—giving you peace of mind on the big-ticket items. The layout is simple and functional, with comfortable living space and a split bedroom setup for added privacy. Enjoy quiet country surroundings while still being within a reasonable drive to nearby conveniences. If you’re looking for a solid home at a great price, this one is definitely worth a look. Schedule your showing today!

17. 2026-03-29
    listed $135,900 Active 770-char remark

    Show marketing remark (770 chars)

    Check out this freshly updated 3-bedroom, 2-bath home in Remlap, priced at just $135,900! With 1,248 sq ft of living space, this home offers a great opportunity for first-time buyers, downsizers, or anyone looking for an affordable, move-in ready option. Recent updates include new flooring, fresh paint throughout, updated windows, a new HVAC system, and a durable metal roof—giving you peace of mind on the big-ticket items. The layout is simple and functional, with comfortable living space and a split bedroom setup for added privacy. Enjoy quiet country surroundings while still being within a reasonable drive to nearby conveniences. If you’re looking for a solid home at a great price, this one is definitely worth a look. Schedule your showing today!

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,617
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,721
• Taxable income: $3,036
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $4,163/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Locust Fork

• Score: 66/100
• State rank: #111
• US rank: #12098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,793

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.26%
• Current HPI: 255.0421
• 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

-4.4% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $129,900 Greater Alabama MLS
• 2026-03-29 Listed $135,900 Greater Alabama MLS

Property tax history

+3.0%/yr

Latest (2025): $68 · -23.1% YoY. Source: county tax records.