254 Sasser Dr · Hamilton, AL 35570

$104,000

4 bd · 4.0 ba · 2,013 sqft · Manufactured public records · 134 Days on market

Built 2014 0.30 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

#2915 254 Sasser Drive, Hamilton, 2014 DW Mobile Home, 1800 sf Heated Area, Lg LR, Lg Dining Area, Kitchen Combo w/ 2 Ref, DW & Micro Hood, 4 BR, 4 Bath, Lg Laundry Rm w/ Washer & Dryer, Wood Front, Public Water & Sewer, Great Rental Unit

Key facts

• Ample outdoor space
• Open floor plan
• Generous lot

Tags

• OPEN FLOOR PLAN
• GENEROUS LOT
• AMPLE OUTDOOR SPACE
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.9% in Hamilton — 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 63/100 on livability (#190 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamilton Elementary School (math 17% / reading 57%, grade F, #267 of 627 statewide, top 45%, 634 students, 69% FRL); Hamilton Middle School (math 16% / reading 51%, grade F, #99 of 257 statewide, top 39%, 452 students, 66% FRL); Hamilton High School (math 17% / reading 32%, grade F, #118 of 305 statewide, top 45%, 466 students, 59% FRL).
• Market conditions: 93 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $35k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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: 1.01% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.2

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,617
• Equity at exit: $15,507

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,647
• Equity at exit: $8,992

Cash invested: $29,120 (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 35570

• Home prices YoY: -7.8%
• Active inventory: 93
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $193

Break-even live

Break-even rent $811

Max offer price $104,000

Occupancy floor 77%

Sensitivity live

Price	-10% $251	-5% $222	+0% $193	+5% $163	+10% $134
Rent	-10% $109	-5% $151	+0% $193	+5% $234	+10% $276
Rate	-1.0pp $245	-0.5pp $219	base $193	+0.5pp $166	+1.0pp $138

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-28
   status Pending
2. 2026-02-16
   price $104,000
3. 2026-02-03
   price $114,000
4. 2026-01-05
   price $124,000
5. 2025-10-17
   listed $139,000 Active
6. 2017-03-16
   soldstatus 258-char remark

   Show marketing remark (258 chars)

   #2915 254 Sasser Drive, Hamilton, 2014 DW Mobile Home, 1800 sf Heated Area, Lg LR, Lg Dining Area, Kitchen Combo w/ 2 Ref, DW & Micro Hood, 4 BR, 4 Bath, Lg Laundry Rm w/ Washer & Dryer, Wood Front, Public Water & Sewer, Great Rental Unit

7. 2017-03-15
   soldstatus $160,000
8. 2017-01-31
   listed $59,500 258-char remark

   Show marketing remark (258 chars)

   #2915 254 Sasser Drive, Hamilton, 2014 DW Mobile Home, 1800 sf Heated Area, Lg LR, Lg Dining Area, Kitchen Combo w/ 2 Ref, DW & Micro Hood, 4 BR, 4 Bath, Lg Laundry Rm w/ Washer & Dryer, Wood Front, Public Water & Sewer, Great Rental Unit

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,661
• − Mortgage interest: −$5,826
• − Property taxes: −$627
• − Insurance: −$520
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,025
• Taxable income: $638
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,158/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Hamilton

• Score: 63/100
• State rank: #190
• US rank: #15568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, AL
• City population: 10,621
• Population (ZIP): 10,621

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.98%
• Current HPI: 166.1943
• 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

+74.8% since first listed

8 events — show timeline

• 2026-02-28 Pending — VMLS
• 2026-02-16 Price Changed $104,000 VMLS
• 2026-02-03 Price Changed $114,000 VMLS
• 2026-01-05 Price Changed $124,000 VMLS
• 2025-10-17 Listed $139,000 VMLS
• 2017-03-16 Sold (MLS) — Walker County Area MLS
• 2017-03-15 Sold (Public Records) $160,000 Public Records
• 2017-01-31 Listed $59,500 Walker County Area MLS

Property tax history

+8.3%/yr

Latest (2025): $627 · +5.0% YoY. Source: county tax records.