431 Rice Rd · Grant, AL 35747

$75,000

2 bd · 2.0 ba · 1,337 sqft · Manufactured public records · 94 Days on market

Built 1969 1.12 ac lot Est $126k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the quiet of country living with this rural property situated on approximately 1.12 acres. Surrounded by open space and natural beauty, the setting offers privacy and room to spread out. A great feature of the property is the 25 x 35 pole barn, providing plenty of space for equipment, storage, hobbies, or workshop use. Whether you need room for tools, vehicles, or outdoor gear, the barn adds flexibility and functionality to the property. If you are looking for space and peaceful surroundings away from the hustle, this property offers a great opportunity to enjoy rural living.

Key facts

• Privacy
• Open space
• Room to spread out

Tags

• 25 X 35 POLE BARN
• OPEN SPACE
• PRIVACY
• ROOM TO SPREAD OUT
• SPACE FOR EQUIPMENT
• STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.6% in Grant — 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 61/100 on livability (#235 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.01% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.54%
• DSCR: 2.89
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $125,678
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 C Rice Rd	0.27mi	3/2.0 (+1)	1,216 (-9%)	3mo	$114,900	$94	64

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $35,239
• Equity at exit: $11,183

10-year hold

• IRR: 45.7%
• Equity multiple: 5.36×
• Total profit: $91,649
• Equity at exit: $6,485

Cash invested: $21,000 (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 35747

• Home prices YoY: -28.9%
• Active inventory: 95
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $744

Break-even live

Break-even rent $563

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $787	-5% $766	+0% $744	+5% $723	+10% $702
Rent	-10% $626	-5% $685	+0% $744	+5% $804	+10% $863
Rate	-1.0pp $782	-0.5pp $764	base $744	+0.5pp $725	+1.0pp $705

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 94 DOM
2. 2026-06-17
   days on market $75,000 Active 93 DOM
3. 2026-06-16
   days on market $75,000 Active 92 DOM
4. 2026-06-15
   days on market $75,000 Active 91 DOM
5. 2026-06-14
   days on market $75,000 Active 89 DOM
6. 2026-06-13
   days on market $75,000 Active 88 DOM
7. 2026-06-10
   days on market $75,000 Active 86 DOM
8. 2026-06-09
   days on market $75,000 Active 85 DOM
9. 2026-06-08
   days on market $75,000 Active 84 DOM
10. 2026-06-07
    days on market $75,000 Active 83 DOM
11. 2026-06-05
    days on market $75,000 Active 80 DOM
12. 2026-06-03
    days on market $75,000 Active 79 DOM
13. 2026-06-02
    days on market $75,000 Active 78 DOM
14. 2026-06-01
    days on market $75,000 Active 77 DOM
15. 2026-05-31
    days on market $75,000 Active 76 DOM
16. 2026-05-30
    days on market $75,000 Active 75 DOM
17. 2026-03-16
    listed $75,000 Active 590-char remark

    Show marketing remark (590 chars)

    Enjoy the quiet of country living with this rural property situated on approximately 1.12 acres. Surrounded by open space and natural beauty, the setting offers privacy and room to spread out. A great feature of the property is the 25 x 35 pole barn, providing plenty of space for equipment, storage, hobbies, or workshop use. Whether you need room for tools, vehicles, or outdoor gear, the barn adds flexibility and functionality to the property. If you are looking for space and peaceful surroundings away from the hustle, this property offers a great opportunity to enjoy rural living.

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$67/yr (+$6/mo · 27.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,062
• − Mortgage interest: −$4,201
• − Property taxes: −$241
• − Insurance: −$375
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$2,182
• Taxable income: $8,173
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $6,972/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Grant

• Score: 61/100
• State rank: #235
• US rank: #17358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,546

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 1% Romanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.60%
• Current HPI: 225.7152
• 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

• 2026-03-16 Listed $75,000 VMLS

Property tax history

+4.4%/yr

Latest (2025): $241 · +7.0% YoY. Source: county tax records.