1220 Blue Rd · Littleville, AL 35674

$120,000

3 bd · 1.0 ba · 2,048 sqft · Manufactured public records · 47 Days on market

Built 1997 2.00 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS MOBILE HOME LOCATED ON QUIET, PEACEFUL 2 ACRES. NEEDS TLC! ENTER INTO A LARGE LIVING ROOM WITH STONE FIREPLACE. LARGE KITCHEN WITH LOTS OF CABINETS AND COUNTERSPACE. LAUNDRY OFF KITCHEN FEATURES BACK DOOR AS WELL AS SHELVES AND A CLOSET SPACE FOR HANGING CLOTHES. THE HOME FEATURES A SPLIT BEDROOM PLAN, WITH A HALLWAY LEADING TO 2 NICE-SIZED BEDROOMS (WITH LARGE CLOSETS) AND A FULL BATH. ANOTHER SMALL ROOM COULD FUNCTION AS A DINING ROOM, AN OFFICE, OR A 4TH BEDROOM IF NEEDED (THOUGH THERE IS NO CLOSET). ON THE OTHER SIDE OF THE HOME, SEPARATE FROM THE OTHER BEDROOMS, IS AN EXTRA-LARGE MASTER SUITE. MASTER IS HUGE, WITH DOUBLE DOORS LEADING TO THE MASTER BATH WITH SOAKING TUB AND SEPARATE SHOWER. WALK-THROUGH CLOSET IS HUGE. PURCHASER TO VERIFY ALL INFO INCLUDING SQUARE FEET.

Key facts

• Fenced yard
• 2 acre lot
• Parking

Tags

• FENCED YARD

Property features AI

Exterior

• Parking: Attached carport (1 space); Driveway parking; Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Residential mobile home
• Construction: Vinyl siding; Built as a mobile home; Crawl space / no basement
• Exterior features: Front, rear, side porches; Paved county road frontage; Few trees on the lot; Rectangular lot; Chain link fence with gate; Metal roof; Therapeutic whirlpool (accessibility feature); Has a view

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Aluminum framed windows; Living room fireplace (1)
• Laundry & utility: Dedicated laundry room with washer hookup and electric dryer hookup (inside); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Littleville — 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 65/100 on livability (#122 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Colbert County High School (math 5% / reading 32%, grade F, #184 of 305 statewide, top 61%, 455 students, 43% FRL) — zoned schools average 43% FRL vs 59% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 220 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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.
• Current owner paid $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.9

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-657
• Equity at exit: $17,892

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $23,455
• Equity at exit: $10,375

Cash invested: $33,600 (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 35674

• Home prices YoY: -28.4%
• Active inventory: 220
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$22 /mo · $266/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $296

Break-even live

Break-even rent $888

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 47 DOM
2. 2026-06-18
   days on market $120,000 Active 46 DOM
3. 2026-06-17
   days on market $120,000 Active 45 DOM
4. 2026-06-16
   days on market $120,000 Active 44 DOM
5. 2026-06-15
   days on market $120,000 Active 43 DOM
6. 2026-06-14
   days on market $120,000 Active 41 DOM
7. 2026-06-13
   days on market $120,000 Active 40 DOM
8. 2026-06-10
   days on market $120,000 Active 38 DOM
9. 2026-06-09
   days on market $120,000 Active 37 DOM
10. 2026-06-08
    days on market $120,000 Active 36 DOM
11. 2026-06-07
    days on market $120,000 Active 35 DOM
12. 2026-06-05
    days on market $120,000 Active 32 DOM
13. 2026-06-03
    days on market $120,000 Active 31 DOM
14. 2026-06-02
    days on market $120,000 Active 30 DOM
15. 2026-06-01
    days on market $120,000 Active 29 DOM
16. 2026-05-31
    days on market $120,000 Active 28 DOM
17. 2026-05-30
    days on market $120,000 Active 27 DOM
18. 2026-05-02
    listed $120,000 Active 295-char remark
19. 2020-07-01
    soldstatus $65,000
20. 2011-03-25
    soldstatus $26,500 794-char remark

    Show marketing remark (794 chars)

    SPACIOUS MOBILE HOME LOCATED ON QUIET, PEACEFUL 2 ACRES. NEEDS TLC! ENTER INTO A LARGE LIVING ROOM WITH STONE FIREPLACE. LARGE KITCHEN WITH LOTS OF CABINETS AND COUNTERSPACE. LAUNDRY OFF KITCHEN FEATURES BACK DOOR AS WELL AS SHELVES AND A CLOSET SPACE FOR HANGING CLOTHES. THE HOME FEATURES A SPLIT BEDROOM PLAN, WITH A HALLWAY LEADING TO 2 NICE-SIZED BEDROOMS (WITH LARGE CLOSETS) AND A FULL BATH. ANOTHER SMALL ROOM COULD FUNCTION AS A DINING ROOM, AN OFFICE, OR A 4TH BEDROOM IF NEEDED (THOUGH THERE IS NO CLOSET). ON THE OTHER SIDE OF THE HOME, SEPARATE FROM THE OTHER BEDROOMS, IS AN EXTRA-LARGE MASTER SUITE. MASTER IS HUGE, WITH DOUBLE DOORS LEADING TO THE MASTER BATH WITH SOAKING TUB AND SEPARATE SHOWER. WALK-THROUGH CLOSET IS HUGE. PURCHASER TO VERIFY ALL INFO INCLUDING SQUARE FEET.

21. 2010-12-28
    listed $26,500 794-char remark

    Show marketing remark (794 chars)

    SPACIOUS MOBILE HOME LOCATED ON QUIET, PEACEFUL 2 ACRES. NEEDS TLC! ENTER INTO A LARGE LIVING ROOM WITH STONE FIREPLACE. LARGE KITCHEN WITH LOTS OF CABINETS AND COUNTERSPACE. LAUNDRY OFF KITCHEN FEATURES BACK DOOR AS WELL AS SHELVES AND A CLOSET SPACE FOR HANGING CLOTHES. THE HOME FEATURES A SPLIT BEDROOM PLAN, WITH A HALLWAY LEADING TO 2 NICE-SIZED BEDROOMS (WITH LARGE CLOSETS) AND A FULL BATH. ANOTHER SMALL ROOM COULD FUNCTION AS A DINING ROOM, AN OFFICE, OR A 4TH BEDROOM IF NEEDED (THOUGH THERE IS NO CLOSET). ON THE OTHER SIDE OF THE HOME, SEPARATE FROM THE OTHER BEDROOMS, IS AN EXTRA-LARGE MASTER SUITE. MASTER IS HUGE, WITH DOUBLE DOORS LEADING TO THE MASTER BATH WITH SOAKING TUB AND SEPARATE SHOWER. WALK-THROUGH CLOSET IS HUGE. PURCHASER TO VERIFY ALL INFO INCLUDING SQUARE FEET.

ⓘ 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: $266 · $22/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$226/yr (+$19/mo · 84.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,150
• − Mortgage interest: −$6,722
• − Property taxes: −$266
• − Insurance: −$600
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,491
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $3,156/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Littleville

• Score: 65/100
• State rank: #122
• US rank: #12858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Colbert County · 20,176 people
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 20,176
• Household income: $64,706
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 372.0

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.06%
• Current HPI: 171.9693
• Rent YoY: —
• Metro: Florence-Muscle Shoals, AL
• 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

+352.8% since first listed

4 events — show timeline

• 2026-05-02 Listed $120,000 SAARMLS
• 2020-07-01 Sold (Public Records) $65,000 Public Records
• 2011-03-25 Sold (MLS) $26,500 SAARMLS
• 2010-12-28 Listed $26,500 SAARMLS

Property tax history

+7.9%/yr

Latest (2025): $266 · +6.7% YoY. Source: county tax records.