204 County Road 631 Rd · Jemison, AL 35085

$149,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 18 Days on market

Built 1992 Good condition 1.82 ac lot ↓ 17% since listing

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Why this score? — see what drove the D 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming country living on 1.8 acres +/-! This beautifully remodeled single-wide home offers 2 bedrooms and 2 full bathrooms, all in immaculate, move-in ready condition. The open-concept living area creates a bright and welcoming space, perfect for everyday living and entertaining. Step outside to enjoy the peaceful setting from the spacious back deck or relax on the inviting front porch. The property also features a workshop and an additional storage building, providing plenty of room for hobbies and organization. Tucked away in a private location, this home delivers the perfect blend of comfort, convenience, and serene country living.

Key facts

• Spacious back deck
• Inviting front porch
• Workshop

Tags

• REMODELED HOME
• OPEN-CONCEPT LIVING AREA
• SPACIOUS BACK DECK
• INVITING FRONT PORCH
• WORKSHOP
• ADDITIONAL STORAGE BUILDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Septic tank
• Home design: Single-story; Fleetwood mobile home; Level topography; Irregular lot shape; Outside city limits; Facing public road with gravel frontage
• Construction: Metal siding
• Exterior features: Deck; Covered porch; Porch; Storage; Barn(s); Workshop

Interior

• Kitchen: Kitchen on the first floor; Electric range; Breakfast nook
• Bedrooms: Bedroom on the first floor
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; First-floor bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Linen closet; Separate shower; Walk-in closet(s); Window treatments; Breakfast bar
• Laundry & utility: Laundry room on the first floor; Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($843/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 $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.1% in Jemison — 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 57/100 on livability (#393 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: 60 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 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 $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $140,021 (6.6% 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.9

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-19,795
• Equity at exit: $22,351

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-11,391
• Equity at exit: $12,961

Cash invested: $41,972 (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 35085

• Home prices YoY: -22.3%
• Active inventory: 60
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $70

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $122	+0% $70	+5% $18	+10% $-33
Rent	-10% $-40	-5% $15	+0% $70	+5% $126	+10% $181
Rate	-1.0pp $146	-0.5pp $108	base $70	+0.5pp $31	+1.0pp $-8

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   historical Contingent 644-char remark

   Show marketing remark (644 chars)

   Charming country living on 1.8 acres +/-! This beautifully remodeled single-wide home offers 2 bedrooms and 2 full bathrooms, all in immaculate, move-in ready condition. The open-concept living area creates a bright and welcoming space, perfect for everyday living and entertaining. Step outside to enjoy the peaceful setting from the spacious back deck or relax on the inviting front porch. The property also features a workshop and an additional storage building, providing plenty of room for hobbies and organization. Tucked away in a private location, this home delivers the perfect blend of comfort, convenience, and serene country living.

2. 2026-05-11
   status Pending 644-char remark

   Show marketing remark (644 chars)

   Charming country living on 1.8 acres +/-! This beautifully remodeled single-wide home offers 2 bedrooms and 2 full bathrooms, all in immaculate, move-in ready condition. The open-concept living area creates a bright and welcoming space, perfect for everyday living and entertaining. Step outside to enjoy the peaceful setting from the spacious back deck or relax on the inviting front porch. The property also features a workshop and an additional storage building, providing plenty of room for hobbies and organization. Tucked away in a private location, this home delivers the perfect blend of comfort, convenience, and serene country living.

3. 2026-05-09
   listed $149,900 Active 644-char remark
4. 2026-05-02
   listed $149,900 Active 644-char remark

   Show marketing remark (644 chars)

   Charming country living on 1.8 acres +/-! This beautifully remodeled single-wide home offers 2 bedrooms and 2 full bathrooms, all in immaculate, move-in ready condition. The open-concept living area creates a bright and welcoming space, perfect for everyday living and entertaining. Step outside to enjoy the peaceful setting from the spacious back deck or relax on the inviting front porch. The property also features a workshop and an additional storage building, providing plenty of room for hobbies and organization. Tucked away in a private location, this home delivers the perfect blend of comfort, convenience, and serene country living.

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,803
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,361
• Taxable loss: −$1,641
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,237/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 · 13 photos

Good 75/100 Cosmetic rehab

This charming single-wide home is in excellent condition, offering a move-in ready living space with modern updates and a peaceful country setting.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑

ⓘ 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: 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 — Jemison

• Score: 57/100
• State rank: #393
• US rank: #22101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,786
• Population (ZIP): 8,786

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% Hispanic / Latino 13% Black 7% Native American 6% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 0%

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: ▼ -55.73%
• Current HPI: 194.1068
• 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

-16.6% since first listed

6 events — show timeline

• 2026-05-27 Pending — MAAR
• 2026-05-21 Sold (MLS) $125,000 Greater Alabama MLS
• 2026-05-11 Contingent — MAAR
• 2026-05-11 Pending — Greater Alabama MLS
• 2026-05-09 Listed $149,900 MAAR
• 2026-05-02 Listed $149,900 Greater Alabama MLS