5 Avery Dr · Wilsonville, AL 35186

$95,000

5 bd · 3.0 ba · 2,160 sqft · Manufactured · 9 Days on market

Built 1999 Fair condition 2.00 ac lot

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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
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

5 bed 3 bath home with a nice 2 car carport on a private 2 acre setting

Key facts

• 2 acre lot
• 2 parking spots
• Built 1999

Property features AI

Finance

• Other: Property spans approximately 2 acres; Lot not in flood plain

Exterior

• Parking: Attached parking; Driveway parking; Parking on main level; 2-car carport
• Utilities: Public water; Septic system; Internet service available
• Home design: Existing home; Single-family wood construction
• Construction: Wood construction; Crawl space foundation
• Exterior features: Covered deck; No pool; No patio; Mountain view; Not waterfront

Interior

• Kitchen: Kitchen(s) on main level
• Bedrooms: Multiple bedrooms on main level; Master bedroom on main level with walk-in closet
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms; Master bath with separate shower and garden tub; Additional baths include tub/shower combos and shared bath(s); Linen closet
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet and hardwood floors; Ceilings: other (see remarks); No attic; Living area reported as 2,160 (per tax report)
• Laundry & utility: Main-level laundry; Washer hookup; Electric dryer hookup; Water heater: electric

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads 73/100 on livability (#25 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilsonville Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 213 students, 56% FRL); Shelby County High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 584 students, 60% FRL) — zoned schools average 58% FRL vs 26% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.11% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.70%
• DSCR: 2.86
• GRM: 4.0

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: 38.3%
• Equity multiple: 2.64×
• Total profit: $43,508
• Equity at exit: $14,165

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $113,815
• Equity at exit: $8,214

Cash invested: $26,600 (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 35186

• Home prices YoY: -11.9%
• Active inventory: 52
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $924

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $990	-5% $957	+0% $924	+5% $892	+10% $859
Rent	-10% $766	-5% $845	+0% $924	+5% $1,003	+10% $1,082
Rate	-1.0pp $972	-0.5pp $948	base $924	+0.5pp $900	+1.0pp $875

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $95,000 Active 9 DOM
2. 2026-06-17
   days on market $95,000 Active 8 DOM
3. 2026-06-16
   days on market $95,000 Active 7 DOM
4. 2026-06-15
   days on market $95,000 Active 6 DOM
5. 2026-06-13
   days on market $95,000 Active 4 DOM
6. 2026-06-13
   days on market $95,000 Active 3 DOM
7. 2026-06-10
   remarks 71-char remark
8. 2026-06-10
   listed $95,000 Active 1 DOM

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $24,013
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$2,764
• Taxable income: $10,186
• Est. tax owed @ 24.0%: −$2,445
• After-tax cash flow: $8,647/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and updates to improve its condition and value. The exterior siding and flooring are in poor condition, and the interior walls and kitchen need major updates. Landscaping can also be improved to enhance curb appeal.

Repairs flagged

• Major Exterior siding — Significant damage
• Major Flooring — Exposed subfloor
• Major Interior walls — Peeling wallpaper
• Major Kitchen cabinets — Outdated and worn
• Major Bathroom fixtures — Worn and outdated
• Minor Landscaping — Overgrown lawn

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace flooring — New flooring improves home's appearance
• Resale Replace kitchen cabinets — Modern cabinets increase home's value
• Resale Replace bathroom fixtures — New fixtures improve home's functionality
• Rental Landscaping — Well-maintained landscaping attracts renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage	Major	$15,000–50,000
Flooring · Exposed subfloor	Major	$15,000–50,000
Interior walls · Peeling wallpaper	Major	$15,000–50,000
Kitchen cabinets · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Landscaping · Overgrown lawn	Minor	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace flooring — New flooring improves home's appearance ↑
• Resale Replace kitchen cabinets — Modern cabinets increase home's value ↑
• Resale Replace bathroom fixtures — New fixtures improve home's functionality ↑
• Rental Landscaping — Well-maintained landscaping attracts renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Wilsonville

• Score: 73/100
• State rank: #25
• US rank: #5345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilsonville, AL
• Population (ZIP): 5,121

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.50%
• Current HPI: 225.3368
• 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

• 2026-05-30 Listed $95,000 Greater Alabama MLS