7250 Co Rd 1435 · Eva, AL 35179

$85,000

2 bd · 2.0 ba · 784 sqft · Manufactured public records · 70 Days on market

Built 2009 0.67 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.1/10.0
• 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

This 2009 manufactured home offers 2 bedrooms, 2 bathrooms, and an open floor plan designed for comfortable living. The home features a gas fireplace and a functional kitchen layout, making it a great option for everyday living or investment potential. Property is being sold as-is, and no value is given to the older home on the property.

Key facts

• 0.67 acre lot
• Built 2009
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#104 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.
• Cullman County (rural): math 19% / reading 49% proficiency, ranked #49 of 129 in AL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $691 of equity ($588 loan paydown + $103 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.46×
• Total profit: $10,917
• Equity at exit: $25,198

10-year hold

• IRR: 14.3%
• Equity multiple: 2.59×
• Total profit: $37,885
• Equity at exit: $30,705

Cash invested: $23,800 (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 35179

• Home prices YoY: 0.0%
• Active inventory: 80
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $203

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 75%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Union Hill Church Rd Falkville, AL	2.0	2.0	1039	$1,000	$0.96	44d	1	0.78mi

Listing history 25 events

1. 2026-06-19
   days on market $85,000 Active 70 DOM
2. 2026-06-18
   days on market $85,000 Active 69 DOM
3. 2026-06-17
   days on market $85,000 Active 68 DOM
4. 2026-06-16
   days on market $85,000 Active 67 DOM
5. 2026-06-16
   price $85,000 Active 66 DOM
6. 2026-06-15
   days on market $99,900 Active 66 DOM
7. 2026-06-14
   days on market $99,900 Active 64 DOM
8. 2026-06-12
   days on market $99,900 Active 63 DOM
9. 2026-06-09
   days on market $99,900 Active 60 DOM
10. 2026-06-08
    days on market $99,900 Active 59 DOM
11. 2026-06-07
    days on market $99,900 Active 58 DOM
12. 2026-06-05
    days on market $99,900 Active 55 DOM
13. 2026-06-03
    days on market $99,900 Active 54 DOM
14. 2026-06-02
    days on market $99,900 Active 53 DOM
15. 2026-06-01
    days on market $99,900 Active 52 DOM
16. 2026-05-31
    days on market $99,900 Active 51 DOM
17. 2026-05-30
    days on market $99,900 Active 50 DOM
18. 2026-04-10
    listed $99,900 Active 339-char remark

    Show marketing remark (339 chars)

    This 2009 manufactured home offers 2 bedrooms, 2 bathrooms, and an open floor plan designed for comfortable living. The home features a gas fireplace and a functional kitchen layout, making it a great option for everyday living or investment potential. Property is being sold as-is, and no value is given to the older home on the property.

19. 2024-03-23
    price $109,900
20. 2024-03-23
    price $109,900
21. 2024-03-04
    listed $119,900 Active
22. 2024-02-10
    listed $119,900 Active
23. 2020-10-07
    listed $72,900
24. 2020-10-07
    listed $72,900 Active
25. 2001-06-20
    listed $69,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $12,000
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,473
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,156/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: Cullman County
• NCES district ID: 0101020
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $39,449
• Composite: 28.39/100
• National rank: #6767
• State rank: #49 of 129 in AL

Livability — Eva

• Score: 66/100
• State rank: #104
• US rank: #11687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,957

Population outlook (Cullman County) Hauer SSP2

• Today (2025): 84,522 people
• By 2030: 85,402 · +1.0%
• By 2040: 86,152 · +1.9%
• By 2050: 85,202 · +0.8%
• By 2075: 79,679 · -5.7%
• By 2100: 66,943 · -20.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Cullman

• 2024 margin: Solid R (+80.5) · D 9.4% · R 89.9%
• 2008→2024 swing: -15.3pp toward R · 2008: -65.2pp · 2024: -80.5pp
• All cycles: 2024: R+80.5 2020: R+77.4 2016: R+77.8 2012: R+69.5 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.12%
• Current HPI: 272.8749
• 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

+42.9% since first listed

8 events — show timeline

• 2026-04-10 Listed $99,900 SAARMLS
• 2024-03-23 Price Changed $109,900 SAARMLS
• 2024-03-23 Price Changed $109,900 VMLS
• 2024-03-04 Listed $119,900 VMLS
• 2024-02-10 Listed $119,900 SAARMLS
• 2020-10-07 Listed $72,900 VMLS
• 2020-10-07 Listed $72,900 SAARMLS
• 2001-06-20 Listed $69,900 SAARMLS

Property tax history

+8.1%/yr

Latest (2025): $132 · +9.1% YoY. Source: county tax records.