184 Mclane St · Pinckard, AL 36371

$115,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 11 Days on market

Built 1998 Average condition 0.35 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 +16.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Nestled on a spacious lot shaded by mature pecan trees, this 1998 mobile home offers 1,352 square feet of comfortable living space. The 3-bedroom, 2-bath split floor plan provides added privacy, while the large living room creates a welcoming space for relaxing or entertaining. The open kitchen features ample counter space and storage, making meal preparation a breeze. Outside, you'll find a storage building equipped with electricity, offering added functionality for hobbies, projects, or extra storage needs. The HVAC system was updated in 2023, providing peace of mind for the next owner. Enjoy the spacious lot and beautiful natural setting, with plenty of room to appreciate the mature peca

Key facts

• Mature pecan trees
• Updated hvac system
• Storage building

Tags

• MATURE PECAN TREES
• LARGE LIVING ROOM
• OPEN KITCHEN
• STORAGE BUILDING
• UPDATED HVAC SYSTEM
• SPACIOUS LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Manufactured (modular) home; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Storage structure; On waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fan(s); Walk-in closet(s)
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $70 ($838/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (4.8% below list).
• Recommended offer: $109k (4.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#93 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, amenities F, commute F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midland City Elementary School (math 22% / reading 47%, grade F, #296 of 627 statewide, top 49%, 453 students, 79% FRL); South Dale Middle School (math 18% / reading 44%, grade F, #118 of 257 statewide, top 46%, 426 students, 78% FRL); Dale County High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 417 students, 73% FRL) — zoned schools average 77% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 40% district-wide (-13 pts) — the specific schools serving this property underperform the Dale County average; the district grade overstates school quality for this exact location.
• Market conditions: 2 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $865 appreciation (0.8% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,442 (4.8% below list)

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 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.16×
• Total profit: $5,230
• Equity at exit: $37,785

10-year hold

• IRR: 7.9%
• Equity multiple: 1.94×
• Total profit: $30,257
• Equity at exit: $49,092

Cash invested: $32,200 (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 36371

• Home prices YoY: 0.8%
• Active inventory: 2
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $70

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 89%

Sensitivity live

Price	-10% $149	-5% $110	+0% $70	+5% $30	+10% $-10
Rent	-10% $-17	-5% $27	+0% $70	+5% $113	+10% $156
Rate	-1.0pp $128	-0.5pp $99	base $70	+0.5pp $40	+1.0pp $10

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $115,000 Active 11 DOM
2. 2026-06-18
   days on market $115,000 Active 10 DOM
3. 2026-06-17
   days on market $115,000 Active 9 DOM
4. 2026-06-16
   days on market $115,000 Active 8 DOM
5. 2026-06-15
   days on market $115,000 Active 7 DOM
6. 2026-06-14
   days on market $115,000 Active 5 DOM
7. 2026-06-12
   days on market $115,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $115,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,133
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,345
• Taxable loss: −$1,055
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $1,092/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 1998 mobile home offers a spacious floor plan with a good HVAC system. It requires some interior updates and minor repairs to enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Flooring — Carpet in living areas could be replaced

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood — Improves resale value and rental appeal
• Both Replace ceiling fans with modern fixtures — Modernizes the home and improves air circulation

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls	Minor	$500–3,000
Flooring · Carpet in living areas could be replaced	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood — Improves resale value and rental appeal ↑
• Both Replace ceiling fans with modern fixtures — Modernizes the home and improves air circulation ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Pinckard

• Score: 66/100
• State rank: #93
• US rank: #11297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinckard, AL
• City population: 425
• Population (ZIP): 425

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 9%
• Common ancestry: Slovak 6% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 94.1588
• 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

1 event — show timeline

• 2026-06-08 Listed $115,000 SAMLS