494 County Road 2 · Hollis Crossroads, AL 36258

$59,900

2 bd · 1.0 ba · 1,500 sqft · Manufactured · 23 Days on market

Built 2015 4.42 ac lot ↓ 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming mobile home nestled in the tranquility of Delta, AL. Great for first time home buyers or investors. This home has a cozy living space with two bedrooms and one bathroom, appropriate for comfortable living. Enjoy the peaceful surroundings and spacious lot, providing ample opportunity for outdoor activities. The property is conveniently located with easy access to local amenities while still offering a serene retreat from the hustle and bustle. Don't miss the chance to make this delightful property your new home.

Key facts

• 4.42 acre lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• Other: Lot size: 4.42 acres; Driving directions: Drive north on State Route 9/AL 9. Right to Airline Road/CR 2. Turn right. Property is on the right.
• HOA & community: No association fees

Exterior

• Parking: Front garage entry; 2 total garage spaces (2 on main level); 1 carport space; Unassigned parking
• Utilities: Well water; Septic system; Electric water heater; Internet service availability: unknown
• Home design: Existing property; Single-story layout (all listed rooms on main level)
• Construction: Vinyl siding; Pillar/support foundation
• Exterior features: Covered screened patio; Storage building; No pool; No waterfront; Flood plain: no

Interior

• Kitchen: Laminate countertops; Freezer, Electric oven, Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Handyman special; 1 wood-burning fireplace with gas logs in the living room; Ceilings: other (see remarks)
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#406 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime D-, amenities F.
• Cleburne County (rural): math 20% / reading 52% proficiency, ranked #42 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cleburne County Elementary School (math 32% / reading 67%, grade D, #121 of 627 statewide, top 21%, 361 students, 63% FRL); Cleburne County High School (math 18% / reading 42%, grade F, #67 of 305 statewide, top 22%, 570 students, 64% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 5 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $5k appreciation (8.1% local appreciation)).
• Cleburne County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) 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; 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 $59,001 (1.5% below list)

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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.51%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.23×
• Total profit: $54,113
• Equity at exit: $46,059

10-year hold

• IRR: 41.5%
• Equity multiple: 9.08×
• Total profit: $135,491
• Equity at exit: $91,957

Cash invested: $16,772 (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 36258

• Home prices YoY: 3.9%
• Active inventory: 23
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$21 /mo · $247/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $454

Break-even live

Break-even rent $455

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $488	-5% $471	+0% $454	+5% $437	+10% $420
Rent	-10% $373	-5% $414	+0% $454	+5% $495	+10% $536
Rate	-1.0pp $485	-0.5pp $470	base $454	+0.5pp $439	+1.0pp $423

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 23 DOM
2. 2026-06-18
   days on market $59,900 Active 22 DOM
3. 2026-06-17
   days on market $59,900 Active 21 DOM
4. 2026-06-16
   days on market $59,900 Active 20 DOM
5. 2026-06-15
   days on market $59,900 Active 19 DOM
6. 2026-06-14
   days on market $59,900 Active 17 DOM
7. 2026-06-13
   pricedays on market $59,900 Active 16 DOM
8. 2026-06-10
   days on market $65,000 Active 14 DOM
9. 2026-06-09
   days on market $65,000 Active 13 DOM
10. 2026-06-08
    days on market $65,000 Active 12 DOM
11. 2026-06-07
    days on market $65,000 Active 11 DOM
12. 2026-06-05
    days on market $65,000 Active 8 DOM
13. 2026-06-03
    days on market $65,000 Active 7 DOM
14. 2026-06-02
    days on market $65,000 Active 6 DOM
15. 2026-06-01
    days on market $65,000 Active 5 DOM
16. 2026-05-31
    days on market $65,000 Active 4 DOM
17. 2026-05-30
    days on market $65,000 Active 3 DOM
18. 2026-05-08
    price $70,000 731-char remark
19. 2026-04-27
    price $85,000 731-char remark
20. 2026-04-09
    listed $100,000 Active 731-char remark

ⓘ 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: $247 · $21/mo
• Projected year-2 tax: $247 · $21/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,365
• − Mortgage interest: −$3,355
• − Property taxes: −$247
• − Insurance: −$300
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,743
• Taxable income: $4,742
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $4,314/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: Cleburne County
• NCES district ID: 0100780
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $37,491
• Composite: 29.85/100
• National rank: #6411
• State rank: #42 of 129 in AL

Livability — Hollis Crossroads

• Score: 56/100
• State rank: #406
• US rank: #22535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollis Crossroads, AL
• Population (ZIP): 1,734

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 14,835 people
• By 2030: 14,605 · -1.6%
• By 2040: 14,023 · -5.5%
• By 2050: 13,301 · -10.3%
• By 2075: 11,624 · -21.6%
• By 2100: 9,912 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.5%
• 2008→2024 swing: -21.2pp toward R · 2008: -62.4pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+80.4 2016: R+77.4 2012: R+68.2 2008: R+62.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.14%
• Current HPI: 218.6504
• 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

-40.1% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $59,900 Greater Alabama MLS
• 2026-05-27 Listed $65,000 Greater Alabama MLS
• 2026-05-08 Price Changed $70,000 SAMLS
• 2026-04-27 Price Changed $85,000 SAMLS
• 2026-04-09 Listed $100,000 SAMLS

Property tax history

+5.4%/yr

Latest (2025): $247 · +6.7% YoY. Source: county tax records.