118 Co Rd 1258 · South Vinemont, AL 35622

$170,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 53 Days on market

Built 2012 1.14 ac lot $87/sqft · 30% below area Est $242k · 30% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and full of possibilities! This well-maintained manufactured home offers tons of room for comfortable living, both inside and out. With a generous floor plan, there’s space for everyone to spread out and enjoy. Outside, you’ll love the impressive 2-car bay workshop complete with attached additions — perfect for hobbies, storage, or running a small business. A 2-car carport provides additional covered parking, and the fenced-in backyard is ideal for pets or simply relaxing in your own private outdoor space. For added peace of mind, the property also includes a storm shelter. Conveniently located just minutes from the City of Cullman and I-65, you’ll enjoy eas

Key facts

• Fenced in backyard
• Storm shelter
• 2 car bay workshop

Tags

• 2 CAR BAY WORKSHOP
• FENCED IN BACKYARD
• STORM SHELTER
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Has a 2-space carport
• Utilities: Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Other foundation
• Exterior features: Lot dimensions approx. 300 x 165; Approximately 1.14 acres; Zoning: H1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $70 ($845/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (7.3% below list).
• Recommended offer: $158k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#432 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: West Point Elementary School (math 37% / reading 47%, grade F, #213 of 627 statewide, top 37%, 518 students, 67% FRL); West Point Middle School (math 21% / reading 61%, grade F, #54 of 257 statewide, top 21%, 381 students, 64% FRL); West Point High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 606 students, 62% FRL).
• Market conditions: 49 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,622 (7.3% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 7% 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. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $242,001
• List price: $170,000
• Delta: -29.75%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-23,041
• Equity at exit: $25,348

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,195
• Equity at exit: $14,698

Cash invested: $47,600 (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 35622

• Home prices YoY: -4.5%
• Active inventory: 49
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $70

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $129	+0% $70	+5% $12	+10% $-47
Rent	-10% $-54	-5% $8	+0% $70	+5% $133	+10% $195
Rate	-1.0pp $156	-0.5pp $114	base $70	+0.5pp $26	+1.0pp $-18

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $170,000 Active 53 DOM
2. 2026-06-18
   days on market $170,000 Active 52 DOM
3. 2026-06-17
   days on market $170,000 Active 51 DOM
4. 2026-06-16
   days on market $170,000 Active 50 DOM
5. 2026-06-15
   days on market $170,000 Active 49 DOM
6. 2026-06-14
   days on market $170,000 Active 47 DOM
7. 2026-06-12
   days on market $170,000 Active 46 DOM
8. 2026-06-09
   days on market $170,000 Active 43 DOM
9. 2026-06-08
   days on market $170,000 Active 42 DOM
10. 2026-06-07
    days on market $170,000 Active 41 DOM
11. 2026-06-05
    days on market $170,000 Active 38 DOM
12. 2026-06-03
    days on market $170,000 Active 37 DOM
13. 2026-06-02
    days on market $170,000 Active 36 DOM
14. 2026-06-01
    days on market $170,000 Active 35 DOM
15. 2026-05-31
    days on market $170,000 Active 34 DOM
16. 2026-05-30
    days on market $170,000 Active 33 DOM
17. 2026-05-12
    price $170,000 884-char remark
18. 2026-04-27
    listed $179,900 Active 884-char remark
19. 2026-03-26
    price $169,900
20. 2026-03-17
    price $171,000
21. 2026-03-07
    price $176,000
22. 2026-02-11
    listed $181,000 Active
23. 2008-09-03
    listed $13,900
24. 2002-02-14
    listed $37,900

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,915
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,945
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,320/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 — South Vinemont

• Score: 55/100
• State rank: #432
• US rank: #23262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,532

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Asian 1% Black 1%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 96% English-only · Korean 1% German/W. Germanic 1% Spanish 1%

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: ▼ -10.13%
• Current HPI: 216.7304
• 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

+348.5% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $170,000 SAARMLS
• 2026-04-27 Listed $179,900 SAARMLS
• 2026-03-26 Price Changed $169,900 SAARMLS
• 2026-03-17 Price Changed $171,000 SAARMLS
• 2026-03-07 Price Changed $176,000 SAARMLS
• 2026-02-11 Listed $181,000 SAARMLS
• 2008-09-03 Listed $13,900 SAARMLS
• 2002-02-14 Listed $37,900 SAARMLS

Property tax history

+11.0%/yr

Latest (2025): $192 · -2.8% YoY. Source: county tax records.