4485 Ashville Rd · Walnut Grove, AL 35952

$99,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 63 Days on market

Built 2006 0.90 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

This adorable home gives you the feel of country while close to Walnut Grove. Situated on almost an acre, this 3 bedroom, 2 bath home is waiting for you. The lot offers a pond and a 30x30 metal building that has electricity. An added bonus, all appliances come with the home! Call and schedule your showing today.

Key facts

• 0.9 acre lot
• Built 2006
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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: schools F, crime D-, amenities 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.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $100k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. 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?
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: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.8%
• Equity multiple: 4.05×
• Total profit: $85,282
• Equity at exit: $89,998

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $226,924
• Equity at exit: $194,084

Cash invested: $27,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $484

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,900 Active 63 DOM
2. 2026-06-18
   days on market $99,900 Active 62 DOM
3. 2026-06-17
   days on market $99,900 Active 61 DOM
4. 2026-06-16
   days on market $99,900 Active 60 DOM
5. 2026-06-15
   days on market $99,900 Active 59 DOM
6. 2026-06-14
   days on market $99,900 Active 57 DOM
7. 2026-06-13
   days on market $99,900 Active 56 DOM
8. 2026-06-10
   days on market $99,900 Active 54 DOM
9. 2026-06-09
   days on market $99,900 Active 53 DOM
10. 2026-06-09
    price $99,900 Active 52 DOM
11. 2026-06-08
    days on market $115,000 Active 52 DOM
12. 2026-06-07
    days on market $115,000 Active 51 DOM
13. 2026-06-05
    days on market $115,000 Active 48 DOM
14. 2026-06-03
    days on market $115,000 Active 47 DOM
15. 2026-06-02
    days on market $115,000 Active 46 DOM
16. 2026-06-01
    days on market $115,000 Active 45 DOM
17. 2026-05-31
    days on market $115,000 Active 44 DOM
18. 2026-05-30
    days on market $115,000 Active 43 DOM
19. 2026-04-17
    listed $115,000 Active 317-char remark

    Show marketing remark (317 chars)

    This adorable home gives you the feel of country while close to Walnut Grove. Situated on almost an acre, this 3 bedroom, 2 bath home is waiting for you. The lot offers a pond and a 30x30 metal building that has electricity. An added bonus, all appliances come with the home! Call and schedule your showing today.

20. 2016-06-29
    soldstatus $43,000 310-char remark

    Show marketing remark (310 chars)

    Walnut Grove/Altoona area-Very nice 3BR/2B doublewide mobile home on . 90+/- acre lot. Home conveniently located in walking distance to West End High School. Home is close to stores and restaurants. Great location, very peaceful setting. Home is move-in ready. Don't let this one get away--this is a great buy!

21. 2016-06-03
    listed $49,900 310-char remark

    Show marketing remark (310 chars)

    Walnut Grove/Altoona area-Very nice 3BR/2B doublewide mobile home on . 90+/- acre lot. Home conveniently located in walking distance to West End High School. Home is close to stores and restaurants. Great location, very peaceful setting. Home is move-in ready. Don't let this one get away--this is a great buy!

22. 2013-09-06
    soldstatus $49,900
23. 2013-01-04
    listed $49,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,845
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$2,906
• Taxable income: $4,489
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,735/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

• Census place: Walnut Grove, AL
• 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

+130.5% since first listed

5 events — show timeline

• 2026-04-17 Listed $115,000 VMLS
• 2016-06-29 Sold (MLS) $43,000 Greater Alabama MLS
• 2016-06-03 Listed $49,900 Greater Alabama MLS
• 2013-09-06 Sold (MLS) $49,900 Greater Alabama MLS
• 2013-01-04 Listed $49,900 Greater Alabama MLS

Property tax history

-1.5%/yr

Latest (2022): $138 · +47.9% YoY. Source: county tax records.