539 Shady Brook Ln · Pell City, AL 35054

$119,000

3 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 19 Days on market

Built 1999 1.88 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this private 1.8 acre +/- retreat within walking distance of lake. This manufactured home features 3 spacious bedrooms and 2 newly renovated bathrooms. Recent updates include pristine laminate flooring and much more throughout. The kitchen remains open to the living and dining rooms, offering a great layout. The master suite highlights a huge garden tub plus a separate shower, while additional bathroom provides a convenient shower tub combo. Relax on your front deck overlooking peaceful woods. Seller is offering a brand- new appliances credit at closing. Seller to offer credit for new appliances with full or above asking price up to $2,000. Seller will also credit new ac unit with

Key facts

• Expansive lot
• Private retreat
• Outdoor living

Tags

• PRIVATE RETREAT
• FULLY RENOVATED KITCHEN
• INTEGRATED SECURITY SYSTEM
• EXPANSIVE LOT
• OUTDOOR LIVING

Property features AI

Finance

• Financial info: Has down payment assistance
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Siding: Vinyl; Foundation supported by pillars
• Construction: Vinyl siding
• Exterior features: Porch; Open deck; Mountain view

Interior

• Kitchen: Solid surface countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level (total includes multiple bedrooms)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; Full baths include tub/shower combos
• Heating & cooling: No heating; No central air
• Interior features: Handyman special; Ceilings: Other (see remarks)
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.4% in Pell City — 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 69/100 on livability (#50 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coosa Valley Elementary School (math 37% / reading 62%, grade D, #121 of 627 statewide, top 21%, 486 students, 54% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL).
• Market conditions: 108 active listings in the ZIP; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $27k; list at $119k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $117,215 (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. 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.
3. 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.
4. 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: 1.43% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.86%
• DSCR: 2.02
• GRM: 5.8

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: 15.8%
• Equity multiple: 1.63×
• Total profit: $21,101
• Equity at exit: $17,743

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $70,250
• Equity at exit: $10,289

Cash invested: $33,320 (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 35054

• Home prices YoY: -20.8%
• Active inventory: 108
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $635

Break-even live

Break-even rent $896

Max offer price $119,000

Occupancy floor 58%

Sensitivity live

Price	-10% $702	-5% $668	+0% $635	+5% $601	+10% $567
Rent	-10% $501	-5% $568	+0% $635	+5% $702	+10% $769
Rate	-1.0pp $695	-0.5pp $665	base $635	+0.5pp $604	+1.0pp $573

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $119,000 Active 19 DOM
2. 2026-06-17
   days on market $119,000 Active 18 DOM
3. 2026-06-16
   days on market $119,000 Active 17 DOM
4. 2026-06-15
   days on market $119,000 Active 16 DOM
5. 2026-06-13
   days on market $119,000 Active 14 DOM
6. 2026-06-10
   days on market $119,000 Active 11 DOM
7. 2026-06-09
   days on market $119,000 Active 10 DOM
8. 2026-06-08
   days on market $119,000 Active 9 DOM
9. 2026-06-07
   days on market $119,000 Active 8 DOM
10. 2026-06-05
    days on market $119,000 Active 5 DOM
11. 2026-06-03
    days on market $119,000 Active 4 DOM
12. 2026-06-02
    days on market $119,000 Active 3 DOM
13. 2026-06-01
    days on market $119,000 Active 2 DOM
14. 2026-05-31
    pricedays on marketlisting id $119,000 Active 1 DOM
15. 2026-04-18
    price $129,900
16. 2026-04-18
    status Active
17. 2026-04-06
    historical
18. 2026-02-25
    listed $120,000 Active
19. 2025-04-25
    price $116,400
20. 2025-04-07
    price $116,500
21. 2025-03-26
    price $124,500
22. 2024-07-16
    soldstatus $27,000
23. 2024-05-08
    price $69,800
24. 2024-03-04
    price $68,000
25. 2024-02-24
    price $73,000
26. 2024-01-13
    price $103,000
27. 2023-12-30
    price $108,000
28. 2023-12-12
    price $110,000
29. 2023-11-29
    price $112,000
30. 2023-11-21
    price $114,000
31. 2023-11-07
    price $116,000
32. 2023-10-24
    price $118,000
33. 2023-02-09
    soldstatus $58,000
34. 2022-12-02
    price $90,000
35. 2022-11-10
    price $99,500
36. 2022-11-07
    price $105,000
37. 2022-11-03
    price $115,000
38. 2022-10-25
    price $120,000
39. 2022-08-06
    price $85,000
40. 2014-03-17
    soldstatus $31,725
41. 2013-04-26
    listed $41,400
42. 2013-03-20
    soldstatus $26,750
43. 2012-10-22
    listed $49,900
44. 2005-10-21
    soldstatus $68,216

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$78/yr (+$7/mo · 19.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,393
• − Mortgage interest: −$6,666
• − Property taxes: −$410
• − Insurance: −$595
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$3,462
• Taxable income: $5,998
• Est. tax owed @ 24.0%: −$1,439
• After-tax cash flow: $6,178/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Pell City

• Score: 69/100
• State rank: #50
• US rank: #8246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,546
• Population (ZIP): 4,954

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Asian 2%
• Common ancestry: Italian 10% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.47%
• Current HPI: 188.9891
• 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

+90.4% since first listed

30 events — show timeline

• 2026-04-18 Price Changed $129,900 Greater Alabama MLS
• 2026-04-18 Relisted — Greater Alabama MLS
• 2026-04-06 Delisted — Greater Alabama MLS
• 2026-02-25 Listed $120,000 Greater Alabama MLS
• 2025-04-25 Price Changed $116,400 Greater Alabama MLS
• 2025-04-07 Price Changed $116,500 Greater Alabama MLS
• 2025-03-26 Price Changed $124,500 Greater Alabama MLS
• 2024-07-16 Sold (Public Records) $27,000 Public Records
• 2024-05-08 Price Changed $69,800 Greater Alabama MLS
• 2024-03-04 Price Changed $68,000 Greater Alabama MLS
• 2024-02-24 Price Changed $73,000 Greater Alabama MLS
• 2024-01-13 Price Changed $103,000 Greater Alabama MLS
• 2023-12-30 Price Changed $108,000 Greater Alabama MLS
• 2023-12-12 Price Changed $110,000 Greater Alabama MLS
• 2023-11-29 Price Changed $112,000 Greater Alabama MLS
• 2023-11-21 Price Changed $114,000 Greater Alabama MLS
• 2023-11-07 Price Changed $116,000 Greater Alabama MLS
• 2023-10-24 Price Changed $118,000 Greater Alabama MLS
• 2023-02-09 Sold (Public Records) $58,000 Public Records
• 2022-12-02 Price Changed $90,000 Greater Alabama MLS
• 2022-11-10 Price Changed $99,500 Greater Alabama MLS
• 2022-11-07 Price Changed $105,000 Greater Alabama MLS
• 2022-11-03 Price Changed $115,000 Greater Alabama MLS
• 2022-10-25 Price Changed $120,000 Greater Alabama MLS
• 2022-08-06 Price Changed $85,000 Greater Alabama MLS
• 2014-03-17 Sold (MLS) $31,725 Greater Alabama MLS
• 2013-04-26 Listed $41,400 Greater Alabama MLS
• 2013-03-20 Sold (MLS) $26,750 Greater Alabama MLS
• 2012-10-22 Listed $49,900 Greater Alabama MLS
• 2005-10-21 Sold (Public Records) $68,216 Public Records

Property tax history

+4.2%/yr

Latest (2025): $410 · +111.6% YoY. Source: county tax records.