3371 Vaughn Rd · Walnut Grove, AL 35952

$165,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 16 Days on market

Built 2022

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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 +20.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET!!!!!! Check out this 8.80 Ac mini farm. Neat 3BR 2BA has 320 ft Rd ROW on line of fencing and your ready for livestock. About 5 Ac timber. Sits on a beautiful knoll with gorgeous views from the large covered front porch. Workshop behind garage and add on exercise room or large closet off Master Bedroom. New HVAC and metal roof. 15 min to Atalla or 20 min to Gadsden.

Key facts

• Built 2022
• Listed 15 days

Property features AI

Finance

• Other: Listing is for the mobile home only
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: No designated parking
• Utilities: Septic tank sewer service
• Home design: One-level residence; Frame construction; Built in 2022
• Construction: Frame construction; Built in 2022
• Exterior features: Property listed as a mobile home (manufactured home); Located on a lot measured in acres; Directions available to property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $154k (6.6% below list).
• Recommended offer: $154k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#396 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D-, amenities F, commute F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sardis Middle School (math 11% / reading 41%, grade F, #155 of 257 statewide, top 61%, 398 students, 70% FRL); West End High School (math 2% / reading 27%, grade F, #216 of 305 statewide, top 72%, 370 students, 75% FRL) — zoned schools average 72% FRL vs 41% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 36% district-wide (-16 pts) — the specific schools serving this property underperform the Etowah County average; the district grade overstates school quality for this exact location.
• Market conditions: 37 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.
• Current owner paid $104k; list at $165k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $154,091 (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. 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?
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: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $357,396
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3910 Vaughn Rd	0.49mi	3/2.0	1,454 (-4%)	23mo	$345,000	$237	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $103,568
• Equity at exit: $148,645

10-year hold

• IRR: 24.7%
• Equity multiple: 7.36×
• Total profit: $294,041
• Equity at exit: $320,559

Cash invested: $46,200 (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 35952

• Home prices YoY: 6.0%
• Active inventory: 37
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $216

Break-even live

Break-even rent $1,267

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $165,000 Active 16 DOM
2. 2026-06-18
   days on market $165,000 Active 15 DOM
3. 2026-06-17
   days on market $165,000 Active 14 DOM
4. 2026-06-16
   days on market $165,000 Active 13 DOM
5. 2026-06-15
   days on market $165,000 Active 12 DOM
6. 2026-06-14
   days on market $165,000 Active 10 DOM
7. 2026-06-13
   days on market $165,000 Active 9 DOM
8. 2026-06-10
   days on market $165,000 Active 7 DOM
9. 2026-06-09
   days on market $165,000 Active 6 DOM
10. 2026-06-08
    days on market $165,000 Active 5 DOM
11. 2026-06-07
    days on market $165,000 Active 4 DOM
12. 2026-06-05
    remarks 605-char remark
13. 2026-06-05
    listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $806 · $67/mo
• Projected year-2 tax: $806 · $67/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $18,491
• − Mortgage interest: −$9,243
• − Property taxes: −$806
• − Insurance: −$825
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,800
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,628/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Walnut Grove

• Score: 57/100
• State rank: #396
• US rank: #22282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,901
• Population (ZIP): 8,901

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.05%
• Current HPI: 249.8629
• 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

+175.5% since first listed

15 events — show timeline

• 2026-06-03 Listed $165,000 VMLS
• 2019-06-24 Sold (MLS) $98,900 Greater Alabama MLS
• 2019-06-24 Sold (MLS) $103,900 VMLS
• 2019-05-23 Contingent — VMLS
• 2019-05-23 Contingent — Greater Alabama MLS
• 2019-05-16 Price Changed $103,900 VMLS
• 2019-05-16 Price Changed $103,900 Greater Alabama MLS
• 2019-05-14 Relisted — VMLS
• 2019-05-14 Relisted — Greater Alabama MLS
• 2019-02-28 Listed — Greater Alabama MLS
• 2019-02-28 Listed — VMLS
• 2018-12-12 Listed $106,900 Greater Alabama MLS
• 2018-12-12 Listed $106,900 VMLS
• 2016-04-22 Sold (MLS) $55,000 VMLS
• 2014-05-06 Listed $59,900 VMLS

Property tax history

+41.9%/yr

Latest (2019): $806 · +101.3% YoY. Source: county tax records.