105 Wilson Cir · Attalla, AL 35954

$99,500

3 bd · 1.0 ba · 1,456 sqft · Manufactured public records · 267 Days on market

Built 2004 0.26 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

Key facts

• Open floor plan
• Vinyl flooring
• Fenced yard

Tags

• PRIVATE CUL-DE-SAC
• OPEN FLOOR PLAN
• EAT-IN DINING ROOM
• VINYL FLOORING
• ABOVE-GROUND POOL
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.2% in Attalla — 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 60/100 on livability (#305 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Attalla City (suburban): math 9% / reading 39% proficiency, ranked #98 of 129 in AL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Etowah County population projected at -12% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $100k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.6

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,059
• Equity at exit: $14,836

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $22,925
• Equity at exit: $8,603

Cash invested: $27,860 (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 35954

• Home prices YoY: -7.8%
• Active inventory: 66
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $270

Break-even live

Break-even rent $745

Max offer price $99,500

Occupancy floor 70%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,500 Active 267 DOM
2. 2026-06-18
   days on market $99,500 Active 266 DOM
3. 2026-06-17
   days on market $99,500 Active 265 DOM
4. 2026-06-16
   days on market $99,500 Active 264 DOM
5. 2026-06-15
   days on market $99,500 Active 263 DOM
6. 2026-06-14
   days on market $99,500 Active 261 DOM
7. 2026-06-12
   days on market $99,500 Active 260 DOM
8. 2026-06-09
   days on market $99,500 Active 257 DOM
9. 2026-06-08
   days on market $99,500 Active 256 DOM
10. 2026-06-07
    days on market $99,500 Active 255 DOM
11. 2026-06-05
    days on market $99,500 Active 253 DOM
12. 2026-06-04
    days on market $99,500 Active 251 DOM
13. 2026-06-02
    days on market $99,500 Active 250 DOM
14. 2026-06-01
    days on market $99,500 Active 249 DOM
15. 2026-05-31
    days on market $99,500 Active 248 DOM
16. 2026-05-31
    days on market $99,500 Active 247 DOM
17. 2026-03-26
    status Active 198-char remark

    Show marketing remark (198 chars)

    CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

18. 2026-03-26
    price $99,500 198-char remark

    Show marketing remark (198 chars)

    CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

19. 2025-12-10
    price $104,500 198-char remark

    Show marketing remark (198 chars)

    CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

20. 2025-09-30
    price $109,500 198-char remark

    Show marketing remark (198 chars)

    CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

21. 2025-09-16
    listed $109,900 Active 198-char remark

    Show marketing remark (198 chars)

    CAMP SIBERT - 2004 Cavalier manufactured home located on private cul-de-sac, open floor plan, eat-in dining room, vinyl flooring throughout, above-ground pool, and fenced yard with separate dog pen.

22. 2015-05-25
    soldstatus $43,500 268-char remark

    Show marketing remark (268 chars)

    ATTALLA - CAMP SIBERT "AGGRESSIVE SELLER - Like new 3BR, 2 BA, 2004 Cavalier home, open spaces, over sized great room, excellent kitchen plenty cabinetry & eat-in breakfast, separate laundry. Covered deck and carport area, sitting on nice level lot. $49,900

23. 2014-05-07
    listed $49,900 268-char remark

    Show marketing remark (268 chars)

    ATTALLA - CAMP SIBERT "AGGRESSIVE SELLER - Like new 3BR, 2 BA, 2004 Cavalier home, open spaces, over sized great room, excellent kitchen plenty cabinetry & eat-in breakfast, separate laundry. Covered deck and carport area, sitting on nice level lot. $49,900

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $408 · $34/mo
• Expected delta: +$102/yr (+$8/mo · 33.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $13,052
• − Mortgage interest: −$5,574
• − Property taxes: −$306
• − Insurance: −$498
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,895
• Taxable income: $1,692
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,840/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: Attalla City
• NCES district ID: 0100180
• Math proficiency: 9% ▼ -31.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $35,739
• Composite: 19.74/100
• National rank: #8711
• State rank: #98 of 129 in AL

Livability — Attalla

• Score: 60/100
• State rank: #305
• US rank: #19263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attalla, AL
• Population (ZIP): 12,170

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 253.7203
• 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

+99.4% since first listed

7 events — show timeline

• 2026-03-26 Relisted — VMLS
• 2026-03-26 Price Changed $99,500 VMLS
• 2025-12-10 Price Changed $104,500 VMLS
• 2025-09-30 Price Changed $109,500 VMLS
• 2025-09-16 Listed $109,900 VMLS
• 2015-05-25 Sold (MLS) $43,500 VMLS
• 2014-05-07 Listed $49,900 VMLS

Property tax history

+9.8%/yr

Latest (2024): $306 · +23.0% YoY. Source: county tax records.