1813 County Road 117 Rd · Billingsley, AL 36067

$165,000

3 bd · 2.0 ba · 7 sqft · Manufactured public records · 112 Days on market

Built 1997 3.01 ac lot $23571/sqft · 18636% above area Est $205k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this large home on 3.013 acres. This home features lots of natural light which makes it feel even more open. You have the choice of a larger gathering room or having an extra room for an office space. This living area is very versatile to meet your family needs. The kitchen features a stainless steal convection oven and refrigerator plus lots of counter space and natural light. The main bedroom is large with vaulted ceilings and a main bath that features a large tiled walk in shower plus double split vanity. The second and third bedrooms are a great size. The second bath room offers a tiled shower. The laundry room is a good size with a pantry. The back yard offers a wonderful covered deck overlooking wonderful green acres and a three sided work shop/carport to meet your needs. If 3 acres with country living is what you want, this home is for you. Brand New Heating and Air System. DOUBLE WIDE MANUFACTURED HOME.

Key facts

• Gathering room
• Tiled walk in shower
• Extra room

Tags

• GATHERING ROOM
• EXTRA ROOM
• LIVING AREA
• COUNTER SPACE
• VAULTED CEILINGS
• TILED WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (13.5% below list).
• Recommended offer: $143k (13.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 43/100 on livability (#560 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Autauga County (rural): math 23% / reading 50% proficiency, ranked #34 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.8%/yr); 131 active listings in the ZIP; 221 units permitted in Autauga 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.
• Autauga County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $95k; list at $165k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,739 (13.5% 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 112 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $205,318
• List price: $165,000
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.78% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.49×
• Total profit: $-23,417
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,513
• Equity at exit: $14,266

Cash invested: $46,200 (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 36067

• Home prices YoY: -12.4%
• Rents YoY: 5.8%
• Active inventory: 131
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-13

Break-even live

Break-even rent $1,443

Max offer price $163,171

Occupancy floor 96%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   statusdays on market $165,000 Pending 112 DOM
2. 2026-06-02
   days on market $165,000 Active 111 DOM
3. 2026-06-01
   days on market $165,000 Active 110 DOM
4. 2026-05-31
   days on market $165,000 Active 109 DOM
5. 2026-05-30
   days on market $165,000 Active 108 DOM
6. 2026-05-07
   status Active 940-char remark

   Show marketing remark (940 chars)

   Welcome home to this large home on 3.013 acres. This home features lots of natural light which makes it feel even more open. You have the choice of a larger gathering room or having an extra room for an office space. This living area is very versatile to meet your family needs. The kitchen features a stainless steal convection oven and refrigerator plus lots of counter space and natural light. The main bedroom is large with vaulted ceilings and a main bath that features a large tiled walk in shower plus double split vanity. The second and third bedrooms are a great size. The second bath room offers a tiled shower. The laundry room is a good size with a pantry. The back yard offers a wonderful covered deck overlooking wonderful green acres and a three sided work shop/carport to meet your needs. If 3 acres with country living is what you want, this home is for you. Brand New Heating and Air System. DOUBLE WIDE MANUFACTURED HOME.

7. 2026-03-30
   historical Contingent 940-char remark

   Show marketing remark (940 chars)

   Welcome home to this large home on 3.013 acres. This home features lots of natural light which makes it feel even more open. You have the choice of a larger gathering room or having an extra room for an office space. This living area is very versatile to meet your family needs. The kitchen features a stainless steal convection oven and refrigerator plus lots of counter space and natural light. The main bedroom is large with vaulted ceilings and a main bath that features a large tiled walk in shower plus double split vanity. The second and third bedrooms are a great size. The second bath room offers a tiled shower. The laundry room is a good size with a pantry. The back yard offers a wonderful covered deck overlooking wonderful green acres and a three sided work shop/carport to meet your needs. If 3 acres with country living is what you want, this home is for you. Brand New Heating and Air System. DOUBLE WIDE MANUFACTURED HOME.

8. 2026-02-11
   listed $165,000 Active 940-char remark

   Show marketing remark (940 chars)

   Welcome home to this large home on 3.013 acres. This home features lots of natural light which makes it feel even more open. You have the choice of a larger gathering room or having an extra room for an office space. This living area is very versatile to meet your family needs. The kitchen features a stainless steal convection oven and refrigerator plus lots of counter space and natural light. The main bedroom is large with vaulted ceilings and a main bath that features a large tiled walk in shower plus double split vanity. The second and third bedrooms are a great size. The second bath room offers a tiled shower. The laundry room is a good size with a pantry. The back yard offers a wonderful covered deck overlooking wonderful green acres and a three sided work shop/carport to meet your needs. If 3 acres with country living is what you want, this home is for you. Brand New Heating and Air System. DOUBLE WIDE MANUFACTURED HOME.

9. 2022-08-01
   soldstatus $95,000
10. 2016-09-14
    soldstatus $17,400 481-char remark

    Show marketing remark (481 chars)

    MOBILE HOME. PROPERTY IS OCCUPIED. DO NOT APPROACH THE OCCUPANT. RIGHT OF REDEMPTION MAY APPLY. CONDITION AND TYPE OF SYSTEMS UNKNOWN. CHECK WEBSITE FOR NEXT AUCTION DATES. ALL OFFERS MUST BE SUBMITTED DIRECTLY TO WWW. XOME. COM. PROPERTY IS OCCUPIED AND OCCUPANTS ARE NOT TO BE DISTURBED OR CONTACTED UNDER ANY CIRCUMSTANCES. INTERIOR INSPECTIONS ARE NOT AVAILABLE AND PROPERTY IS BEING SOLD AS IS. PROPERTY IS SOLD THROUGH AUCTION. THE NEXT AUCTION DATES ARE 8/20/16 TO 8/25/16.

11. 2016-04-19
    listed $14,900 481-char remark

    Show marketing remark (481 chars)

    MOBILE HOME. PROPERTY IS OCCUPIED. DO NOT APPROACH THE OCCUPANT. RIGHT OF REDEMPTION MAY APPLY. CONDITION AND TYPE OF SYSTEMS UNKNOWN. CHECK WEBSITE FOR NEXT AUCTION DATES. ALL OFFERS MUST BE SUBMITTED DIRECTLY TO WWW. XOME. COM. PROPERTY IS OCCUPIED AND OCCUPANTS ARE NOT TO BE DISTURBED OR CONTACTED UNDER ANY CIRCUMSTANCES. INTERIOR INSPECTIONS ARE NOT AVAILABLE AND PROPERTY IS BEING SOLD AS IS. PROPERTY IS SOLD THROUGH AUCTION. THE NEXT AUCTION DATES ARE 8/20/16 TO 8/25/16.

12. 2003-07-02
    listed $32,000

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,129
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,800
• Taxable loss: −$2,954
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $557/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: Autauga County
• NCES district ID: 0100240
• Math proficiency: 23% ▼ -31.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $52,974
• Composite: 31.77/100
• National rank: #5892
• State rank: #34 of 129 in AL

Livability — Billingsley

• Score: 43/100
• State rank: #560
• US rank: #26875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Autauga County · 50,925 people
• Metro: Montgomery, AL
• Population (ZIP): 28,293
• Household income: $65,593
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 389.0

Population outlook (Autauga County) Hauer SSP2

• Today (2025): 55,958 people
• By 2030: 55,810 · -0.3%
• By 2040: 54,892 · -1.9%
• By 2050: 53,062 · -5.2%
• By 2075: 49,425 · -11.7%
• By 2100: 45,110 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 20% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Autauga

• 2024 margin: Solid R (+46.3) · D 26.4% · R 72.7%
• 2008→2024 swing: +1.6pp toward D · 2008: -47.8pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.4 2016: R+49.5 2012: R+46.0 2008: R+47.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.98%
• Current HPI: 211.1676
• Rent YoY: ▲ 5.78%
• Metro: Montgomery, AL
• 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

+415.6% since first listed

7 events — show timeline

• 2026-05-07 Relisted — MAAR
• 2026-03-30 Contingent — MAAR
• 2026-02-11 Listed $165,000 MAAR
• 2022-08-01 Sold (Public Records) $95,000 Public Records
• 2016-09-14 Sold (MLS) $17,400 MAAR
• 2016-04-19 Listed $14,900 MAAR
• 2003-07-02 Listed $32,000 MAAR

Property tax history

+11.3%/yr

Latest (2025): $239 · +2.5% YoY. Source: county tax records.