1479 Curry Ferry Rd · Geneva, AL 32425

$130,000

4 bd · 1.0 ba · 720 sqft · Manufactured public records · 279 Days on market

Built 1965 1.50 ac lot ↓ 40% since listing

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Why this score? — see what drove the D+ 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 +11.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Home with Acreage & Investment Potential! This 1,500 sq. ft. home on approximately 1.5 acres offers the perfect opportunity for a rental, fixer-upper, or a peaceful place to call home. Conveniently located less than one hour from Ft. Rucker and just a little over an hour from some of the Panhandle's most beautiful beaches, this property is also minutes from the Choctawhatchee River. Enjoy fishing, kayaking, and exploring, with lakes and springs nearby. This property combines serenity, convenience, and potential—schedule your showing today! Buyer/Buyers agent to satisfy themselves to all pertinent information regarding the property.

Key facts

• Acreage
• Lakes
• Investment potential

Tags

• ACREAGE
• INVESTMENT POTENTIAL
• CHOCTAWHATCHEE RIVER
• LAKES
• SPRINGS

Property features AI

Finance

• Financial info: $677 annual tax (2024)
• HOA & community: Short-term rentals allowed

Exterior

• Parking: Attached or detached garage with 1 garage space
• Utilities: Propane for heating
• Home design: Single-story home
• Construction: Block construction; Metal roof; Slab foundation; Built with dimensions referenced in feet
• Exterior features: Shed(s) on the property; Approximately 1.5 acres

Interior

• Kitchen: First-floor kitchen (approximately 10 x 12)
• Bedrooms: Two first-floor bedrooms (each approximately 8 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Window unit cooling
• Interior features: Total of 4 rooms; Primary bedroom

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (25.7% below list).
• Recommended offer: $97k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Geneva — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#168 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, health & safety D.
• Holmes (rural): math 44% / reading 45% proficiency, ranked #53 of 73 in FL (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 units permitted in Holmes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Holmes County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $39k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,574 (25.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.86×
• Total profit: $67,873
• Equity at exit: $117,114

10-year hold

• IRR: 20.7%
• Equity multiple: 6.55×
• Total profit: $202,064
• Equity at exit: $252,561

Cash invested: $36,400 (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 32425

• Home prices YoY: 16.2%
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-45

Break-even live

Break-even rent $1,023

Max offer price $121,990

Occupancy floor 100%

Sensitivity live

Price	-10% $28	-5% $-9	+0% $-45	+5% $-82	+10% $-119
Rent	-10% $-122	-5% $-83	+0% $-45	+5% $-7	+10% $31
Rate	-1.0pp $20	-0.5pp $-12	base $-45	+0.5pp $-79	+1.0pp $-113

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-10
   days on market $130,000 Active 279 DOM
2. 2026-06-09
   days on market $130,000 Active 278 DOM
3. 2026-06-08
   days on market $130,000 Active 277 DOM
4. 2026-06-07
   days on market $130,000 Active 276 DOM
5. 2026-06-05
   days on market $130,000 Active 273 DOM
6. 2026-06-02
   days on market $130,000 Active 271 DOM
7. 2026-06-01
   days on market $130,000 Active 270 DOM
8. 2026-05-31
   days on market $130,000 Active 269 DOM
9. 2026-05-30
   days on market $130,000 Active 268 DOM
10. 2026-01-22
    price $130,000
11. 2025-12-11
    price $145,000
12. 2025-09-03
    listed $169,000 Active
13. 2024-07-27
    historical
14. 2024-07-11
    price $173,000
15. 2024-06-04
    price $175,000
16. 2024-05-14
    price $190,000
17. 2024-03-27
    listed $215,000 Active

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,589
• − Mortgage interest: −$7,282
• − Property taxes: −$869
• − Insurance: −$650
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,782
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $139/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: Holmes
• NCES district ID: 1200900
• Math proficiency: 44% ▼ -5.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $35,365
• Composite: 36.83/100
• National rank: #4558
• State rank: #53 of 73 in FL

Livability — Geneva

• Score: 64/100
• State rank: #168
• US rank: #14702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,340
• Population (ZIP): 13,944

Population outlook (Holmes County) Hauer SSP2

• Today (2025): 17,963 people
• By 2030: 17,245 · -4.0%
• By 2040: 15,970 · -11.1%
• By 2050: 14,905 · -17.0%
• By 2075: 12,327 · -31.4%
• By 2100: 9,760 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Holmes

• 2024 margin: Solid R (+80.2) · D 9.7% · R 89.9%
• 2008→2024 swing: -15.1pp toward R · 2008: -65.0pp · 2024: -80.2pp
• All cycles: 2024: R+80.2 2020: R+78.9 2016: R+77.9 2012: R+68.3 2008: R+65.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.87%
• Current HPI: 322.29
• 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

-39.5% since first listed

8 events — show timeline

• 2026-01-22 Price Changed $130,000 CPARMLS
• 2025-12-11 Price Changed $145,000 CPARMLS
• 2025-09-03 Listed $169,000 CPARMLS
• 2024-07-27 Listing Removed — CPARMLS
• 2024-07-11 Price Changed $173,000 CPARMLS
• 2024-06-04 Price Changed $175,000 CPARMLS
• 2024-05-14 Price Changed $190,000 CPARMLS
• 2024-03-27 Listed $215,000 CPARMLS

Property tax history

+38.7%/yr

Latest (2025): $869 · +38.7% YoY. Source: county tax records.