465 Sealy Wells Rd · Cottonwood, AL 36320

$125,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 182 Days on market

Built 1998 Good condition 0.37 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 4 BR/2 bath mobile home in Cottonwood, offering 2,128 sq. ft of living space. Recent updates include new paint, new flooring, all new appliances. Metal roof adds long-term value, while brand-new front and back decks are ideal for relaxing or entertaining. This property features a secluded entryway, offering added privacy from neighbors and the road, along with a new wooden fence on the side and back. A fantastic opportunity for those seeking room to spread out with a sense of privacy.

Key facts

• Metal roof
• New appliances
• Front and back decks

Tags

• REMODELED MOBILE HOME
• NEW APPLIANCES
• METAL ROOF
• FRONT AND BACK DECKS
• SECLUDED ENTRYWAY
• NEW WOODEN FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#82 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $579
• Equity at exit: $18,638

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $27,394
• Equity at exit: $10,808

Cash invested: $35,000 (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 36320

• Home prices YoY: -10.7%
• Active inventory: 39
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $327

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $413	-5% $370	+0% $327	+5% $284	+10% $240
Rent	-10% $208	-5% $267	+0% $327	+5% $386	+10% $446
Rate	-1.0pp $390	-0.5pp $359	base $327	+0.5pp $294	+1.0pp $261

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 182 DOM
2. 2026-06-18
   days on market $125,000 Active 181 DOM
3. 2026-06-17
   days on market $125,000 Active 180 DOM
4. 2026-06-16
   days on market $125,000 Active 179 DOM
5. 2026-06-15
   days on market $125,000 Active 178 DOM
6. 2026-06-14
   days on market $125,000 Active 176 DOM
7. 2026-06-12
   days on market $125,000 Active 175 DOM
8. 2026-06-09
   days on market $125,000 Active 172 DOM
9. 2026-06-08
   days on market $125,000 Active 171 DOM
10. 2026-06-07
    days on market $125,000 Active 170 DOM
11. 2026-06-05
    days on market $125,000 Active 167 DOM
12. 2026-06-03
    days on market $125,000 Active 166 DOM
13. 2026-06-02
    days on market $125,000 Active 165 DOM
14. 2026-06-01
    days on market $125,000 Active 164 DOM
15. 2026-05-31
    days on market $125,000 Active 163 DOM
16. 2026-05-30
    days on market $125,000 Active 162 DOM
17. 2026-05-15
    status Active 499-char remark

    Show marketing remark (499 chars)

    Remodeled 4 BR/2 bath mobile home in Cottonwood, offering 2,128 sq. ft of living space. Recent updates include new paint, new flooring, all new appliances. Metal roof adds long-term value, while brand-new front and back decks are ideal for relaxing or entertaining. This property features a secluded entryway, offering added privacy from neighbors and the road, along with a new wooden fence on the side and back. A fantastic opportunity for those seeking room to spread out with a sense of privacy.

18. 2026-05-02
    historical Active Under Contract 499-char remark

    Show marketing remark (499 chars)

    Remodeled 4 BR/2 bath mobile home in Cottonwood, offering 2,128 sq. ft of living space. Recent updates include new paint, new flooring, all new appliances. Metal roof adds long-term value, while brand-new front and back decks are ideal for relaxing or entertaining. This property features a secluded entryway, offering added privacy from neighbors and the road, along with a new wooden fence on the side and back. A fantastic opportunity for those seeking room to spread out with a sense of privacy.

19. 2025-12-19
    listed $125,000 Active 499-char remark

    Show marketing remark (499 chars)

    Remodeled 4 BR/2 bath mobile home in Cottonwood, offering 2,128 sq. ft of living space. Recent updates include new paint, new flooring, all new appliances. Metal roof adds long-term value, while brand-new front and back decks are ideal for relaxing or entertaining. This property features a secluded entryway, offering added privacy from neighbors and the road, along with a new wooden fence on the side and back. A fantastic opportunity for those seeking room to spread out with a sense of privacy.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,085
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,636
• Taxable income: $2,053
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,428/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled mobile home offers a good condition with recent updates, including new appliances, flooring, and paint. It has a good roof and new decks, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping and adding plants — Improves curb appeal and adds value.
• Both Adding a small shed or storage unit — Provides additional storage and enhances functionality.
• Both Upgrading the front door — Improves curb appeal and adds value.
• Both Adding a small patio or seating area — Enhances outdoor living space and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping and adding plants — Improves curb appeal and adds value. ↑
• Both Adding a small shed or storage unit — Provides additional storage and enhances functionality. ↑
• Both Upgrading the front door — Improves curb appeal and adds value. ↑
• Both Adding a small patio or seating area — Enhances outdoor living space and adds 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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Cottonwood

• Score: 67/100
• State rank: #82
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AL
• City population: 3,137
• Population (ZIP): 3,137

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.25%
• Current HPI: 160.737
• 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

3 events — show timeline

• 2026-05-15 Relisted — SAMLS
• 2026-05-02 Contingent — SAMLS
• 2025-12-19 Listed $125,000 SAMLS