66 Wilson Haven Dr · Avon, AL 36312

$132,000

5 bd · 2.5 ba · 2,280 sqft · Manufactured public records · 45 Days on market

Built 1999 0.47 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 +21.8/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 5 bedroom/2.5 bath with additional office. Covered front porch and back porch. Barn & storage shed to remain.

Key facts

• Covered front porch
• Large storage shed
• 0.47 acre lot

Tags

• COVERED FRONT PORCH
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Public water; Septic tank sewage
• Home design: Manufactured / Modular home; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Storage structure on property

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Ceiling fans; Walk-in closets

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath manufactured listed at $132k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#215 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashford Elementary School (math 21% / reading 51%, grade F, #286 of 627 statewide, top 46%, 625 students, 68% FRL); Ashford Middle School (293 students, 67% FRL); Ashford High School (math 9% / reading 32%, grade F, #159 of 305 statewide, top 53%, 399 students, 62% FRL).
• Market conditions: 86 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($913 loan paydown + $9k appreciation (7.0% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.59×
• Total profit: $58,882
• Equity at exit: $91,135

10-year hold

• IRR: 21.3%
• Equity multiple: 5.37×
• Total profit: $161,435
• Equity at exit: $172,811

Cash invested: $36,960 (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 36312

• Home prices YoY: 3.8%
• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $205

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 80%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $132,000 Active 45 DOM
2. 2026-06-18
   days on market $132,000 Active 44 DOM
3. 2026-06-17
   days on market $132,000 Active 43 DOM
4. 2026-06-17
   price $132,000 Active 42 DOM
5. 2026-06-16
   days on market $137,000 Active 42 DOM
6. 2026-06-15
   days on market $137,000 Active 41 DOM
7. 2026-06-14
   days on market $137,000 Active 39 DOM
8. 2026-06-12
   days on market $137,000 Active 38 DOM
9. 2026-06-09
   days on market $137,000 Active 35 DOM
10. 2026-06-08
    days on market $137,000 Active 34 DOM
11. 2026-06-07
    days on market $137,000 Active 33 DOM
12. 2026-06-05
    days on market $137,000 Active 30 DOM
13. 2026-06-03
    days on market $137,000 Active 29 DOM
14. 2026-06-02
    days on market $137,000 Active 28 DOM
15. 2026-06-01
    days on market $137,000 Active 27 DOM
16. 2026-05-31
    days on market $137,000 Active 26 DOM
17. 2026-05-30
    days on market $137,000 Active 25 DOM
18. 2026-05-05
    listed $137,000 Active 195-char remark
19. 2022-09-27
    soldstatus $147,235
20. 2022-09-26
    soldstatus $125,000 131-char remark

    Show marketing remark (131 chars)

    Well maintained 5 bedroom/2.5 bath with additional office. Covered front porch and back porch. Barn & storage shed to remain.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,977
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,840
• Taxable income: $387
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,372/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Avon

• Score: 62/100
• State rank: #215
• US rank: #16391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avon, AL
• Population (ZIP): 6,147

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.96%
• Current HPI: 189.0364
• 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

+5.6% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $132,000 SAMLS
• 2026-05-05 Listed $137,000 SAMLS
• 2022-09-27 Sold (Public Records) $147,235 Public Records
• 2022-09-26 Sold (MLS) $125,000 SAMLS

Property tax history

-12.4%/yr

Latest (2025): $133 · -21.6% YoY. Source: county tax records.