686 County Road 121 · Jemison, AL 35085

$80,000

3 bd · 2.0 ba · 720 sqft · Manufactured public records · 29 Days on market

Built 1900 0.78 ac lot

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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 +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity, this unrestricted property comes with 3 mobile homes, 1 which is currently being lived in. There are 2 other mobile homes on the property current owner is unsure if they are attached to septic or not.

Key facts

• 0.78 acre lot
• Built 1900
• Listed 29 days

Tags

• INVESTMENT OPPORTUNITY
• UNRESTRICTED PROPERTY

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Driveway parking; Unassigned parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Vinyl siding construction; Existing (previously built) property
• Construction: Pillars/support foundation
• Exterior features: Covered deck; Deck present; No pool; No patio; Not waterfront; Lot size about 0.78 acres; Not in flood plain; No notable lot view

Interior

• Kitchen: Laminate countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Split bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: Master bath with separate shower; Garden tub in bathroom; Two full bathrooms
• Heating & cooling: Propane gas heating; Window-unit cooling
• Interior features: Bay window; Split bedroom layout; Ceilings: Other (see remarks)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Jemison Elementary School (math 8% / reading 37%, grade F, #437 of 627 statewide, top 70%, 740 students, 77% FRL); Jemison High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 686 students, 80% FRL) — zoned schools average 78% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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: 1.64% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 5.1

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $22,702
• Equity at exit: $11,928

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $65,618
• Equity at exit: $6,917

Cash invested: $22,400 (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: 61
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $560

Break-even live

Break-even rent $603

Max offer price $80,000

Occupancy floor 52%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 29 DOM
2. 2026-06-17
   days on market $80,000 Active 28 DOM
3. 2026-06-16
   days on market $80,000 Active 27 DOM
4. 2026-06-15
   days on market $80,000 Active 26 DOM
5. 2026-06-13
   days on market $80,000 Active 24 DOM
6. 2026-06-13
   days on market $80,000 Active 23 DOM
7. 2026-06-10
   days on market $80,000 Active 21 DOM
8. 2026-06-09
   days on market $80,000 Active 20 DOM
9. 2026-06-08
   days on market $80,000 Active 19 DOM
10. 2026-06-07
    days on market $80,000 Active 18 DOM
11. 2026-06-03
    days on market $80,000 Active 14 DOM
12. 2026-06-02
    days on market $80,000 Active 13 DOM
13. 2026-06-01
    days on market $80,000 Active 12 DOM
14. 2026-05-31
    days on market $80,000 Active 11 DOM
15. 2026-05-20
    listed $80,000 Active
16. 2024-07-03
    soldstatus $500,000

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$49/yr (+$4/mo · 17.6%)

ⓘ 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 61% 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: $15,745
• − Mortgage interest: −$4,481
• − Property taxes: −$279
• − Insurance: −$400
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,327
• Taxable income: $5,738
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,348/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 — 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

-84.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $80,000 Greater Alabama MLS
• 2024-07-03 Sold (Public Records) $500,000 Public Records

Property tax history

+30.1%/yr

Latest (2025): $279 · -9.2% YoY. Source: county tax records.