609 Zuber Ave · Glencoe, AL 35905

$125,000

3 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 25 Days on market

Built 1994

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice manufactured home with new flooring and paint throughout. Property is in quiet area in almost an acre of land.

Key facts

• New flooring
• Quiet area
• Built 1994

Tags

• NEW FLOORING
• QUIET AREA
• ALMOST AN ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $124k (0.5% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Glencoe — 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 (#126 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $123,125 (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 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?
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: 0.99% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 8.4

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,677
• Equity at exit: $18,638

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,691
• Equity at exit: $10,808

Cash invested: $35,000 (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 35905

• Home prices YoY: -12.2%
• Active inventory: 53
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $230

Break-even live

Break-even rent $953

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $300	-5% $265	+0% $230	+5% $194	+10% $159
Rent	-10% $131	-5% $181	+0% $230	+5% $279	+10% $328
Rate	-1.0pp $293	-0.5pp $261	base $230	+0.5pp $197	+1.0pp $164

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 25 DOM
2. 2026-06-18
   days on market $125,000 Active 24 DOM
3. 2026-06-17
   days on market $125,000 Active 23 DOM
4. 2026-06-16
   pricedays on market $125,000 Active 22 DOM
5. 2026-06-15
   days on market $130,000 Active 21 DOM
6. 2026-06-14
   days on market $130,000 Active 19 DOM
7. 2026-06-13
   days on market $130,000 Active 18 DOM
8. 2026-06-10
   days on market $130,000 Active 16 DOM
9. 2026-06-09
   days on market $130,000 Active 15 DOM
10. 2026-06-08
    days on market $130,000 Active 14 DOM
11. 2026-06-07
    days on market $130,000 Active 13 DOM
12. 2026-06-05
    days on market $130,000 Active 10 DOM
13. 2026-06-03
    days on market $130,000 Active 9 DOM
14. 2026-06-02
    days on market $130,000 Active 8 DOM
15. 2026-06-01
    days on market $130,000 Active 7 DOM
16. 2026-05-31
    days on market $130,000 Active 6 DOM
17. 2026-05-30
    days on market $130,000 Active 5 DOM
18. 2026-05-26
    listed $130,000 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 4/10 Moderate 22% 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: $14,921
• − Mortgage interest: −$7,002
• − Property taxes: −$540
• − Insurance: −$625
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,636
• Taxable income: $730
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,581/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Glencoe

• Score: 65/100
• State rank: #126
• US rank: #12912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glencoe, AL
• Population (ZIP): 6,308

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1% Black 1% Asian 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.70%
• Current HPI: 241.9924
• 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

1 event — show timeline

• 2026-05-26 Listed $130,000 FSBO.com

Property tax history

+4.6%/yr

Latest (2025): $540 · -8.1% YoY. Source: county tax records.