852 County Road 410 · Clanton, AL 35045

$49,999

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 13 Days on market

Built 1976 0.82 ac lot ↓ 33% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

Double-wide on 1 acre +/-, bricked foundation. Large workshop with concrete floor.

Key facts

• 0.8 acres
• Large workshop
• 0.82 acre lot

Tags

• LARGE WORKSHOP
• 0.8 ACRES

Property features AI

Finance

• Other: Lot size approximately 0.82 acre
• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Internet service availability unknown
• Home design: Existing construction; Single-story (all rooms listed at level 1)
• Construction: Vinyl siding; Crawl space foundation with pillars/support
• Exterior features: Workshop on property; No patio, deck, garden/patio, or pool listed; Not waterfront

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Vinyl; Subflooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heat; No air conditioning
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 26.6% vs local median 3.3% in Clanton — 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 61/100 on livability (#259 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute 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.
• Zoned schools: Clanton Elementary School (math 37% / reading 55%, grade D-, #164 of 627 statewide, top 26%, 1,028 students, 67% FRL); Clanton Middle School (math 7% / reading 35%, grade F, #188 of 257 statewide, top 74%, 478 students, 74% FRL); Chilton County High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 783 students, 69% FRL) — zoned schools average 70% FRL vs 54% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 125 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 $345 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,999

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 2.92% ✓
• Cap rate: 26.59%
• Cash-on-cash: 72.50%
• DSCR: 4.23
• GRM: 2.9

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: 72.2%
• Equity multiple: 4.27×
• Total profit: $45,767
• Equity at exit: $7,455

10-year hold

• IRR: 76.1%
• Equity multiple: 8.80×
• Total profit: $109,214
• Equity at exit: $4,323

Cash invested: $14,000 (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 35045

• Home prices YoY: -25.8%
• Active inventory: 125
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $846

Break-even live

Break-even rent $389

Max offer price $49,999

Occupancy floor 37%

Sensitivity live

Price	-10% $874	-5% $860	+0% $846	+5% $832	+10% $818
Rent	-10% $731	-5% $788	+0% $846	+5% $903	+10% $961
Rate	-1.0pp $871	-0.5pp $859	base $846	+0.5pp $833	+1.0pp $820

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $49,999 Pending 13 DOM
2. 2026-06-10
   days on market $49,999 Contingent 11 DOM
3. 2026-06-09
   statusdays on market $49,999 Contingent 10 DOM
4. 2026-06-08
   days on market $49,999 Active 9 DOM
5. 2026-06-07
   days on market $49,999 Active 8 DOM
6. 2026-06-03
   days on market $49,999 Active 4 DOM
7. 2026-06-02
   days on market $49,999 Active 3 DOM
8. 2026-06-01
   days on market $49,999 Active 2 DOM
9. 2026-05-31
   remarks 502-char remark
10. 2026-05-31
    listed $49,999 Active 1 DOM

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $288 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,511
• − Mortgage interest: −$2,801
• − Property taxes: −$288
• − Insurance: −$250
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$1,455
• Taxable income: $9,917
• Est. tax owed @ 24.0%: −$2,380
• After-tax cash flow: $7,770/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 — Clanton

• Score: 61/100
• State rank: #259
• US rank: #18072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chilton County · 15,324 people
• City population: 15,324
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 15,324
• Household income: $65,907
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 326.0

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% Black 9% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -65.21%
• Current HPI: 187.6339
• Rent YoY: —
• Metro: Birmingham-Hoover, 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

-33.3% since first listed

9 events — show timeline

• 2026-05-30 Listed $49,999 Greater Alabama MLS
• 2019-01-22 Sold (Public Records) $68,500 Public Records
• 2018-02-08 Sold (MLS) $49,900 MAAR
• 2018-02-08 Sold (MLS) $49,900 Greater Alabama MLS
• 2017-06-14 Listed $49,000 MAAR
• 2017-06-12 Listed $49,000 Greater Alabama MLS
• 2002-09-27 Sold (Public Records) $23,000 Public Records
• 2000-07-28 Sold (Public Records) $75,000 Public Records
• 2000-07-27 Sold (Public Records) $75,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $288 · +10.7% YoY. Source: county tax records.