218 Tin Top Rd · Grant, AL 35747

$165,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 181 Days on market

Good condition 0.50 ac lot ↓ 11% since listing

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled and updated double wide manufactured home on almost a half acre lot. Home features LVP flooring throughout, all new appliances, freestanding tub in the master bathroom, new roof, new A/C, new water heater, electric fireplace, and large decks on the front and back of the home. There is privacy fencing along the backside of the property and gravel driveway/parking.

Key facts

• Privacy fencing
• New water heater
• New a/c

Tags

• NEW ROOF
• NEW A/C
• NEW WATER HEATER
• ELECTRIC FIREPLACE
• LARGE DECKS
• PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,734
• Equity at exit: $24,602

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $26,449
• Equity at exit: $14,266

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 35747

• Home prices YoY: -28.9%
• Active inventory: 95
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $361

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 76%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Old Union Rd Grant, AL	3.0	2.0	1200	$1,900	$1.58	21d	1	1.15mi

Listing history 9 events

1. 2026-06-05
   days on market $165,000 Active 181 DOM
2. 2026-06-03
   days on market $165,000 Active 180 DOM
3. 2026-06-02
   days on market $165,000 Active 179 DOM
4. 2026-06-01
   days on market $165,000 Active 178 DOM
5. 2026-05-31
   days on market $165,000 Active 177 DOM
6. 2026-05-30
   days on market $165,000 Active 176 DOM
7. 2026-04-22
   price $165,000 387-char remark

   Show marketing remark (387 chars)

   Beautifully remodeled and updated double wide manufactured home on almost a half acre lot. Home features LVP flooring throughout, all new appliances, freestanding tub in the master bathroom, new roof, new A/C, new water heater, electric fireplace, and large decks on the front and back of the home. There is privacy fencing along the backside of the property and gravel driveway/parking.

8. 2026-03-07
   price $175,000 387-char remark

   Show marketing remark (387 chars)

   Beautifully remodeled and updated double wide manufactured home on almost a half acre lot. Home features LVP flooring throughout, all new appliances, freestanding tub in the master bathroom, new roof, new A/C, new water heater, electric fireplace, and large decks on the front and back of the home. There is privacy fencing along the backside of the property and gravel driveway/parking.

9. 2025-12-05
   listed $185,000 Active 387-char remark

   Show marketing remark (387 chars)

   Beautifully remodeled and updated double wide manufactured home on almost a half acre lot. Home features LVP flooring throughout, all new appliances, freestanding tub in the master bathroom, new roof, new A/C, new water heater, electric fireplace, and large decks on the front and back of the home. There is privacy fencing along the backside of the property and gravel driveway/parking.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 18 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: $22,800
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,800
• Taxable income: $1,809
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,894/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

Good 80/100 Cosmetic rehab

This beautifully remodeled double-wide manufactured home is in excellent condition with new appliances, updated bathrooms, and a new roof. The large decks and privacy fencing add to its appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add a small shed or storage unit — Provides additional storage and could increase rental value
• Both Install a smart home system — Enhances home's features and could attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add a small shed or storage unit — Provides additional storage and could increase rental value ↑
• Both Install a smart home system — Enhances home's features and could attract tech-savvy buyers ↑

ⓘ 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: 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

-10.8% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $165,000 VMLS
• 2026-03-07 Price Changed $175,000 VMLS
• 2025-12-05 Listed $185,000 VMLS