289 Lee Cir · Pell City, AL 35054

$159,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 146 Days on market

Built 2025

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Better than new, 2025 Winston manufactured home, 3 bed, 2 baths. Lake view, lake access, pier, boat launch, Deck with roof wrapping giving extra 400 sq feet of living area. Storage under front porch. Storage building to remain. Appliances remain and are still under warranty. Easy lake living, move in ready!

Key facts

• Pier
• Boat launch
• Deck with roof

Tags

• LAKE VIEW
• LAKE ACCESS
• PIER
• BOAT LAUNCH
• DECK WITH ROOF
• STORAGE UNDER FRONT PORCH

Property features AI

Finance

• Other: Property accessed via paved road; Recreational water amenities noted (boat launch, boat slip, fishing, water access, swimming allowed)
• Financial info: Down payment assistance available; Monthly garbage fee of $15
• HOA & community: No association fee

Exterior

• Parking: Attached parking; Driveway parking; One carport space
• Utilities: Public water; Septic system; Electric water heater; Brightspeed internet available; Ceiling fans; Double-paned windows
• Home design: Existing (previously built) home
• Construction: Vinyl siding; Crawl space foundation; Decks present (open type)
• Exterior features: Open deck; Porch; Storage building; Lake/water view; Subdivision lot; No pool; No patio; Not in flood plain

Interior

• Kitchen: Island; Breakfast bar; Electric cooktop; Built-in dishwasher; Built-in microwave; Electric oven; Refrigerator; Electric stove; Laminate countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets; Split bedroom layout
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath on main level; Linen closet
• Heating & cooling: Central heating (electric); Central cooling with heat pump
• Interior features: Cathedral/vaulted ceilings; All window treatments remain; No additional interior special features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Pell City — 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 69/100 on livability (#50 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coosa Valley Elementary School (math 37% / reading 62%, grade D, #121 of 627 statewide, top 21%, 486 students, 54% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL).
• Market conditions: 108 active listings in the ZIP; 557 units permitted in St. Clair 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.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,816
• Equity at exit: $23,707

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,060
• Equity at exit: $13,747

Cash invested: $44,520 (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 35054

• Home prices YoY: -20.8%
• Active inventory: 108
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $250

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 80%

Sensitivity live

Price	-10% $360	-5% $305	+0% $250	+5% $195	+10% $140
Rent	-10% $115	-5% $183	+0% $250	+5% $317	+10% $385
Rate	-1.0pp $330	-0.5pp $290	base $250	+0.5pp $209	+1.0pp $167

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $159,000 Active 146 DOM
2. 2026-06-17
   days on market $159,000 Active 145 DOM
3. 2026-06-16
   days on market $159,000 Active 144 DOM
4. 2026-06-15
   status $159,000 Active 143 DOM
5. 2026-06-15
   days on market $159,000 Contingent 143 DOM
6. 2026-06-13
   days on market $159,000 Contingent 141 DOM
7. 2026-06-10
   days on market $159,000 Contingent 138 DOM
8. 2026-06-09
   days on market $159,000 Contingent 137 DOM
9. 2026-06-08
   days on market $159,000 Contingent 136 DOM
10. 2026-06-07
    days on market $159,000 Contingent 135 DOM
11. 2026-06-05
    days on market $159,000 Contingent 132 DOM
12. 2026-06-03
    days on market $159,000 Contingent 131 DOM
13. 2026-06-02
    days on market $159,000 Contingent 130 DOM
14. 2026-06-01
    days on market $159,000 Contingent 129 DOM
15. 2026-05-31
    days on market $159,000 Contingent 128 DOM
16. 2026-05-04
    historical Contingent
17. 2026-01-23
    listed $159,000 Active

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,488
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,625
• Taxable income: $498
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,880/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Pell City

• Score: 69/100
• State rank: #50
• US rank: #8246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,546
• Population (ZIP): 4,954

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Asian 2%
• Common ancestry: Italian 10% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.47%
• Current HPI: 188.9891
• 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

2 events — show timeline

• 2026-05-04 Contingent — Greater Alabama MLS
• 2026-01-23 Listed $159,000 Greater Alabama MLS