206 S Second St · Geneva, AL 36340

$72,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 9 Days on market

Built 2008 Good condition 0.44 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Great starter home or investment opportunity! This well-maintained 3-bedroom, 2-bath mobile home sits on almost half an acre and includes all utilities for added convenience. Outside, you'll find a spacious covered carport along with both front and back porches—perfect for relaxing or entertaining. Inside, the home is in great condition and offers a spacious layout throughout. The kitchen features a beautiful stone-covered bar area that adds character and charm to the living space. The large master suite includes a garden tub, walk-in shower, and a generous walk-in closet. Additional updates include new ceiling fans in the living area and master bedroom, as well as a new stove and mic

Key facts

• Covered carport
• Walk-in closet
• Walk-in shower

Tags

• COVERED CARPORT
• FRONT AND BACK PORCHES
• STONE-COVERED BAR AREA
• GARDEN TUB
• WALK-IN SHOWER
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Detached or attached garage with 1 covered space (1 total parking space, 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential)
• Construction: Vinyl siding
• Exterior features: Covered porch/patio; On waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 11.8% vs local median 4.4% in Geneva — 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 (#168 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Geneva City (town): math 27% / reading 51% proficiency, ranked #31 of 129 in AL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mulkey Elementary School (math 30% / reading 64%, grade D-, #142 of 627 statewide, top 25%, 572 students, 65% FRL); Geneva Middle School (math 23% / reading 47%, grade F, #86 of 257 statewide, top 34%, 293 students, 57% FRL); Geneva High School (math 27% / reading 22%, grade F, #118 of 305 statewide, top 45%, 387 students, 58% FRL).
• Market conditions: 31 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($498 loan paydown + $2k appreciation (3.0% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $72,000

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. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.56%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.47×
• Total profit: $29,660
• Equity at exit: $32,422

10-year hold

• IRR: 26.6%
• Equity multiple: 4.78×
• Total profit: $76,237
• Equity at exit: $50,003

Cash invested: $20,160 (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 36340

• Home prices YoY: 2.3%
• Active inventory: 31
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $329

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 64%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-19
   listed $72,000 Active

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,549
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,095
• Taxable income: $2,973
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,229/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

Good 75/100 Cosmetic rehab

This well-maintained mobile home offers a spacious layout with modern appliances and a good condition. It's an excellent investment opportunity with potential for rental or resale value enhancement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet with hardwood — Improves aesthetics and rental appeal
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet with hardwood — Improves aesthetics and rental appeal ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Geneva City
• NCES district ID: 0101640
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $35,335
• Composite: 32.17/100
• National rank: #5785
• State rank: #31 of 129 in AL

Livability — Geneva

• Score: 64/100
• State rank: #168
• US rank: #14702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, AL
• City population: 5,340
• Population (ZIP): 5,340

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · South Korea, Canada, Dominican Republic
• Languages at home: 96% English-only · Korean 3% Spanish 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 131.8067
• 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

• 2026-05-19 Listed $72,000 SAMLS