175 Monroe St · Courtland, AL 35618

$100,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 6 Days on market

Built 1993 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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming manufactured home situated on a . 20-acre corner lot in the historic Courtland district, just minutes from downtown. This inviting property features a covered front porch perfect for relaxing and enjoying the neighborhood setting, along with sidewalks that add to its classic appeal. Inside, you’ll find a spacious living room filled with natural light from an abundance of windows, creating a bright and welcoming atmosphere. The kitchen offers an eat-at bar, making it ideal for casual dining and entertaining. Outside, the property includes a detached garage/workshop, providing excellent space for storage, hobbies, or projects. A great opportunity to enjoy small-town charm with convenient access to downtown. Sold As-Is.

Key facts

• Covered front porch
• Eat-at bar
• Sidewalks

Tags

• CORNER LOT
• COVERED FRONT PORCH
• DETACHED GARAGE
• EAT-AT BAR
• SIDEWALKS

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Detached garage; Gravel driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-level (one story); Built in 1993
• Construction: Vinyl siding
• Exterior features: Covered front porch

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 54/100 on livability (#463 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hatton High School (math 9% / reading 29%, grade F, #181 of 305 statewide, top 60%, 543 students, 60% FRL).
• Market conditions: 14 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.27×
• Total profit: $63,454
• Equity at exit: $90,088

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $179,834
• Equity at exit: $194,278

Cash invested: $28,000 (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 35618

• Home prices YoY: 6.3%
• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $141

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 82%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-16
   listed $100,000 Active 741-char remark

   Show marketing remark (741 chars)

   Charming manufactured home situated on a . 20-acre corner lot in the historic Courtland district, just minutes from downtown. This inviting property features a covered front porch perfect for relaxing and enjoying the neighborhood setting, along with sidewalks that add to its classic appeal. Inside, you’ll find a spacious living room filled with natural light from an abundance of windows, creating a bright and welcoming atmosphere. The kitchen offers an eat-at bar, making it ideal for casual dining and entertaining. Outside, the property includes a detached garage/workshop, providing excellent space for storage, hobbies, or projects. A great opportunity to enjoy small-town charm with convenient access to downtown. Sold As-Is.

2. 2026-05-16
   listed $100,000 Active

   Show marketing remark (741 chars)

   Charming manufactured home situated on a . 20-acre corner lot in the historic Courtland district, just minutes from downtown. This inviting property features a covered front porch perfect for relaxing and enjoying the neighborhood setting, along with sidewalks that add to its classic appeal. Inside, you’ll find a spacious living room filled with natural light from an abundance of windows, creating a bright and welcoming atmosphere. The kitchen offers an eat-at bar, making it ideal for casual dining and entertaining. Outside, the property includes a detached garage/workshop, providing excellent space for storage, hobbies, or projects. A great opportunity to enjoy small-town charm with convenient access to downtown. Sold As-Is.

3. 2015-08-12
   soldstatus $25,000

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,638
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,909
• Taxable income: $105
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,666/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Courtland

• Score: 54/100
• State rank: #463
• US rank: #23987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Courtland, AL
• Population (ZIP): 1,752

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 47% White 44% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 7% French/Haitian/Cajun 0%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.33%
• Current HPI: 191.718
• 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

+300.0% since first listed

3 events — show timeline

• 2026-05-16 Listed $100,000 VMLS
• 2026-05-16 Listed $100,000 SAARMLS
• 2015-08-12 Sold (Public Records) $25,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $143 · +5.5% YoY. Source: county tax records.