5609 County Road 59 Rd · Marbury, AL 36091

$179,900

4 bd · 2.0 ba · 1,600 sqft · Other · 56 Days on market

Built 2021 0.96 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath mobile home on just under an acre in a prime Verbena location! Conveniently situated directly across from Verbena High School, this property offers the perfect blend of accessibility and peaceful country living. Inside, you’ll find a functional, open layout with generous living space, a large kitchen with center island, and a cozy family room with fireplace. The split floor plan provides added privacy, with a primary suite featuring double sinks, a walk-in shower, and a soaking tub. Enjoy the expansive yard with plenty of room for outdoor living, gardening, or future improvements. An excellent opportunity for affordable space, comfort, and convenience.

Key facts

• Split floor plan
• Open layout
• Large kitchen

Tags

• PRIME VERBENA LOCATION
• OPEN LAYOUT
• LARGE KITCHEN
• CENTER ISLAND
• COZY FAMILY ROOM
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (30.3% below list).
• Recommended offer: $125k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#334 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, 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: 35 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 (-2.0%/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 56 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $180k implies a 542% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,384 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.26×
• Total profit: $-37,271
• Equity at exit: $35,288

10-year hold

• IRR: -12.4%
• Equity multiple: 0.09×
• Total profit: $-45,992
• Equity at exit: $30,490

Cash invested: $50,372 (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 36091

• Home prices YoY: -1.1%
• Active inventory: 35
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-253

Break-even live

Break-even rent $1,574

Max offer price $143,333

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-191	+0% $-253	+5% $-315	+10% $-377
Rent	-10% $-352	-5% $-302	+0% $-253	+5% $-203	+10% $-154
Rate	-1.0pp $-162	-0.5pp $-207	base $-253	+0.5pp $-299	+1.0pp $-347

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $179,900 Active 56 DOM
2. 2026-06-18
   days on market $179,900 Active 53 DOM
3. 2026-06-17
   days on market $179,900 Active 52 DOM
4. 2026-06-16
   days on market $179,900 Active 51 DOM
5. 2026-06-15
   days on market $179,900 Active 50 DOM
6. 2026-06-13
   days on market $179,900 Active 48 DOM
7. 2026-06-13
   days on market $179,900 Active 47 DOM
8. 2026-06-10
   days on market $179,900 Active 45 DOM
9. 2026-06-09
   days on market $179,900 Active 44 DOM
10. 2026-06-08
    days on market $179,900 Active 43 DOM
11. 2026-06-07
    days on market $179,900 Active 42 DOM
12. 2026-06-03
    days on market $179,900 Active 38 DOM
13. 2026-06-02
    days on market $179,900 Active 37 DOM
14. 2026-06-01
    days on market $179,900 Active 36 DOM
15. 2026-05-31
    days on market $179,900 Active 35 DOM
16. 2026-04-26
    listed $179,900 Active 693-char remark

    Show marketing remark (693 chars)

    Spacious 4-bedroom, 2-bath mobile home on just under an acre in a prime Verbena location! Conveniently situated directly across from Verbena High School, this property offers the perfect blend of accessibility and peaceful country living. Inside, you’ll find a functional, open layout with generous living space, a large kitchen with center island, and a cozy family room with fireplace. The split floor plan provides added privacy, with a primary suite featuring double sinks, a walk-in shower, and a soaking tub. Enjoy the expansive yard with plenty of room for outdoor living, gardening, or future improvements. An excellent opportunity for affordable space, comfort, and convenience.

17. 2019-01-23
    soldstatus $28,000
18. 2015-03-13
    soldstatus $13,500

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,046
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$5,233
• Taxable loss: −$6,270
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $-1,528/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 — Marbury

• Score: 59/100
• State rank: #334
• US rank: #20114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,899
• Population (ZIP): 3,707

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 (82%)
• Race & ethnicity: White 82% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -1.96%
• Current HPI: 170.1585
• 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

+1232.6% since first listed

3 events — show timeline

• 2026-04-26 Listed $179,900 MAAR
• 2019-01-23 Sold (Public Records) $28,000 Public Records
• 2015-03-13 Sold (Public Records) $13,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $179 · +6.4% YoY. Source: county tax records.