986 County Road 156 Rd · Jemison, AL 35085

$129,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 136 Days on market

Built 2013 1.08 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

Key facts

• 1.08-acre lot
• Front porch deck
• Custom cabinets

Tags

• 1.08-ACRE LOT
• FENCED BACKYARD
• FRONT PORCH DECK
• CUSTOM CABINETS
• WORK ISLAND
• OVERSIZED UTILITY ROOM

Property features AI

Exterior

• Security: Fire alarm
• Utilities: Electricity available; Public water; Septic tank; High-speed internet available
• Home design: Single-story home; Vinyl siding exterior
• Construction: Vinyl siding construction; Year built per public records
• Exterior features: Deck; Porch; Partial fencing; Mature trees; Located outside city limits; Level topography; Paved road access

Interior

• Kitchen: Dishwasher; Electric range with smooth cooktop; Microwave; Refrigerator; Plumbed for ice maker
• Bedrooms: Two bedrooms on the first floor
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Double pane windows; Storm windows; Insulated doors; Separate shower; Walk-in closet(s); Breakfast bar
• Laundry & utility: Washer hookup; Dryer hookup; Utility room on the first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.1% in Jemison — 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 57/100 on livability (#393 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Chilton County (rural): math 15% / reading 34% proficiency, ranked #94 of 129 in AL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chilton County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; major 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.9

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $679
• Equity at exit: $19,369

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $28,635
• Equity at exit: $11,231

Cash invested: $36,372 (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 35085

• Home prices YoY: -22.3%
• Active inventory: 61
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $341

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 73%

Sensitivity live

Price	-10% $431	-5% $386	+0% $341	+5% $296	+10% $251
Rent	-10% $217	-5% $279	+0% $341	+5% $403	+10% $465
Rate	-1.0pp $406	-0.5pp $374	base $341	+0.5pp $307	+1.0pp $273

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   status $129,900 Pending 136 DOM
2. 2026-06-17
   days on market $129,900 Contingent 136 DOM
3. 2026-06-16
   days on market $129,900 Contingent 135 DOM
4. 2026-06-15
   days on market $129,900 Contingent 134 DOM
5. 2026-06-13
   days on market $129,900 Contingent 132 DOM
6. 2026-06-13
   days on market $129,900 Contingent 131 DOM
7. 2026-06-10
   days on market $129,900 Contingent 129 DOM
8. 2026-06-09
   days on market $129,900 Contingent 128 DOM
9. 2026-06-08
   days on market $129,900 Contingent 127 DOM
10. 2026-06-07
    days on market $129,900 Contingent 126 DOM
11. 2026-06-03
    days on market $129,900 Contingent 122 DOM
12. 2026-06-02
    days on market $129,900 Contingent 121 DOM
13. 2026-06-01
    days on market $129,900 Contingent 120 DOM
14. 2026-05-31
    days on market $129,900 Contingent 119 DOM
15. 2026-04-20
    historical Contingent
16. 2026-04-09
    price $129,900
17. 2026-03-04
    price $137,500
18. 2026-01-30
    listed $144,900 Active
19. 2022-01-24
    soldstatus $97,000
20. 2021-12-10
    soldstatus $97,000 Sold 423-char remark

    Show marketing remark (423 chars)

    This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

21. 2021-11-10
    historical Contingent 423-char remark

    Show marketing remark (423 chars)

    This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

22. 2021-10-31
    price $97,000 423-char remark

    Show marketing remark (423 chars)

    This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

23. 2021-10-22
    price $101,900 423-char remark

    Show marketing remark (423 chars)

    This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

24. 2021-10-11
    listed $109,900 Active 423-char remark

    Show marketing remark (423 chars)

    This wonderful home is move-in ready and sits on 1.08 acres in a peaceful, country setting. Clayton Homes double wide was built in September of 2008 and is situated on a HUD/FHA compliant permanent foundation. Many updates including new flooring, new paint, new (04/2021) underground storm shelter and fenced back yard. Home being sold "as-is". This gem will not last long, so schedule your private viewing TODAY!

25. 2018-09-07
    soldstatus $67,900 629-char remark

    Show marketing remark (629 chars)

    THE RIGHT PRICE FOR A TOTALLY RENOVATED HOME ON ACREAGE in Jemison, Alabama! 2009 3 bedroom, 2 full bath sits back off County Road 156 and has been lovingly restored back to excellent condition. Upgrades include a new kitchen with NEW appliances, NEW back splash, NEW flooring and fresh NEW paint throughout. Country atmosphere yet close to interstate travel into metro Birmingham. The split bedroom plan is very desirable, as well as the open floor plan. Don't wait! Get this one under contract today. FHA financing available with only 3.5% down at closing if you qualify. Call listing agent for information on how to finance.

26. 2018-07-28
    listed $67,900 629-char remark

    Show marketing remark (629 chars)

    THE RIGHT PRICE FOR A TOTALLY RENOVATED HOME ON ACREAGE in Jemison, Alabama! 2009 3 bedroom, 2 full bath sits back off County Road 156 and has been lovingly restored back to excellent condition. Upgrades include a new kitchen with NEW appliances, NEW back splash, NEW flooring and fresh NEW paint throughout. Country atmosphere yet close to interstate travel into metro Birmingham. The split bedroom plan is very desirable, as well as the open floor plan. Don't wait! Get this one under contract today. FHA financing available with only 3.5% down at closing if you qualify. Call listing agent for information on how to finance.

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,813
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$3,779
• Taxable income: $2,149
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,574/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: Chilton County
• NCES district ID: 0100660
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $41,269
• Composite: 20.73/100
• National rank: #8520
• State rank: #94 of 129 in AL

Livability — Jemison

• Score: 57/100
• State rank: #393
• US rank: #22101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,786
• Population (ZIP): 8,786

Population outlook (Chilton County) Hauer SSP2

• Today (2025): 44,064 people
• By 2030: 43,694 · -0.8%
• By 2040: 42,168 · -4.3%
• By 2050: 39,667 · -10.0%
• By 2075: 31,397 · -28.7%
• By 2100: 21,319 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Black 7% Native American 6% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 0%

Political lean MEDSL · Chilton

• 2024 margin: Solid R (+72.1) · D 13.7% · R 85.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -57.8pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+67.4 2016: R+66.6 2012: R+60.3 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.73%
• Current HPI: 194.1068
• 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

+91.3% since first listed

12 events — show timeline

• 2026-04-20 Contingent — MAAR
• 2026-04-09 Price Changed $129,900 MAAR
• 2026-03-04 Price Changed $137,500 MAAR
• 2026-01-30 Listed $144,900 MAAR
• 2022-01-24 Sold (Public Records) $97,000 Public Records
• 2021-12-10 Sold (MLS) $97,000 Greater Alabama MLS
• 2021-11-10 Contingent — Greater Alabama MLS
• 2021-10-31 Price Changed $97,000 Greater Alabama MLS
• 2021-10-22 Price Changed $101,900 Greater Alabama MLS
• 2021-10-11 Listed $109,900 Greater Alabama MLS
• 2018-09-07 Sold (MLS) $67,900 Greater Alabama MLS
• 2018-07-28 Listed $67,900 Greater Alabama MLS

Property tax history

-5.7%/yr

Latest (2025): $188 · -44.5% YoY. Source: county tax records.