105 21st St · Carbon Hill, AL 35587

$118,400

4 bd · 2.0 ba · 1,824 sqft · Manufactured public records · 44 Days on market

Built 2004 8,712 sqft 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Manufactured double wide in need of a few repairs located in the middle of Townley. Sold as is. Motivated seller call today!

Key facts

• 8,712 sq ft lot
• Built 2004
• Listed 44 days

Property features AI

Finance

• Other: Parcel ID: 19-06-13-0-000-020.001
• Financial info: Quarterly garbage fee
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Off-street parking; On-street parking; Parking at multiple levels
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Single-story layout (all listed rooms on main level); Vinyl siding
• Construction: Vinyl siding construction; Crawl space foundation; Existing (previously built) property
• Exterior features: Covered and open decks; Covered patio; Porch; Workshop; No pool; Not waterfront

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in dishwasher; Electric oven
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with garden tub, separate shower and separate vanities; Additional bathroom with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Window units
• Interior features: Split bedroom layout; Vinyl flooring; Tile fireplace in the family room; One wood-burning fireplace; 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 4-bed/2.0-bath manufactured listed at $118k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#208 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carbon Hill Elementaryjunior High School (math 13% / reading 31%, grade F, #442 of 627 statewide, top 72%, 492 students, 70% FRL); Carbon Hill High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 359 students, 66% FRL).
• Market conditions: 3 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($819 loan paydown + $4k appreciation (3.0% local appreciation)).
• Walker County population projected at -21% 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $118k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; 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 $114,848 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.7

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: 11.9%
• Equity multiple: 1.68×
• Total profit: $22,632
• Equity at exit: $53,238

10-year hold

• IRR: 14.0%
• Equity multiple: 3.08×
• Total profit: $69,025
• Equity at exit: $82,046

Cash invested: $33,152 (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 35587

• Active inventory: 3
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$621
• Tax est. 1.5%: −$148 /mo · $1,776/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $130

Break-even live

Break-even rent $1,120

Max offer price $118,400

Occupancy floor 85%

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: $29,600
• Closing costs: $3,552
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $118,400 Active 44 DOM
2. 2026-06-17
   days on market $118,400 Active 43 DOM
3. 2026-06-16
   days on market $118,400 Active 42 DOM
4. 2026-06-15
   days on market $118,400 Active 41 DOM
5. 2026-06-13
   pricedays on market $118,400 Active 39 DOM
6. 2026-06-13
   days on market $118,900 Active 38 DOM
7. 2026-06-10
   days on market $118,900 Active 36 DOM
8. 2026-06-09
   days on market $118,900 Active 35 DOM
9. 2026-06-08
   days on market $118,900 Active 34 DOM
10. 2026-06-07
    days on market $118,900 Active 33 DOM
11. 2026-06-05
    days on market $118,900 Active 30 DOM
12. 2026-06-03
    pricedays on market $118,900 Active 29 DOM
13. 2026-06-03
    days on market $119,400 Active 28 DOM
14. 2026-06-01
    days on market $119,400 Active 27 DOM
15. 2026-05-31
    days on market $119,400 Active 26 DOM
16. 2026-05-14
    price $119,900 959-char remark
17. 2026-05-05
    listed $124,900 Active 959-char remark
18. 2025-11-19
    soldstatus $35,113 Closed 124-char remark

    Show marketing remark (124 chars)

    Manufactured double wide in need of a few repairs located in the middle of Townley. Sold as is. Motivated seller call today!

19. 2025-10-01
    status Pending 124-char remark

    Show marketing remark (124 chars)

    Manufactured double wide in need of a few repairs located in the middle of Townley. Sold as is. Motivated seller call today!

20. 2025-09-26
    listed $35,000 Active 124-char remark

    Show marketing remark (124 chars)

    Manufactured double wide in need of a few repairs located in the middle of Townley. Sold as is. Motivated seller call today!

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,420
• − Mortgage interest: −$6,632
• − Property taxes: −$1,776
• − Insurance: −$1,390
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,444
• Taxable loss: −$289
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,635/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Carbon Hill

• Score: 62/100
• State rank: #208
• US rank: #16127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 694

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 1% Iranian 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+238.3% since first listed

8 events — show timeline

• 2026-06-13 Price Changed $118,400 Greater Alabama MLS
• 2026-06-03 Price Changed $118,900 Greater Alabama MLS
• 2026-05-24 Price Changed $119,400 Greater Alabama MLS
• 2026-05-14 Price Changed $119,900 Greater Alabama MLS
• 2026-05-05 Listed $124,900 Greater Alabama MLS
• 2025-11-19 Sold (MLS) $35,113 Walker County Area MLS
• 2025-10-01 Pending — Walker County Area MLS
• 2025-09-26 Listed $35,000 Walker County Area MLS

Property tax history

+0.0%/yr

Latest (2022): $177 · +0.0% YoY. Source: county tax records.