118 Manasco Ln · Nauvoo, AL 35578

$79,000

2 bd · 1.0 ba · 1,370 sqft · Manufactured · 151 Days on market

Built 1900 Fair condition 0.60 ac lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BR home in Nauvoo, Al. This charming home features a functional layout with a comfortable living area, practical kitchen with ample cabinet space, and two bedrooms with good natural light. Enjoy a peaceful yard ideal for relaxing or entertaining. Conveniently located right off of AL HWY 5. Great option for first time buyers, downsizers, or investors.

Key facts

• Peaceful yard
• Practical kitchen
• Ample cabinet space

Tags

• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREA
• PRACTICAL KITCHEN
• AMPLE CABINET SPACE
• GOOD NATURAL LIGHT
• PEACEFUL YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#427 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $12,385
• Equity at exit: $11,779

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $43,265
• Equity at exit: $6,830

Cash invested: $22,120 (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 35578

• Home prices YoY: -12.1%
• Active inventory: 29
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $395

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 62%

Sensitivity live

Price	-10% $450	-5% $422	+0% $395	+5% $368	+10% $341
Rent	-10% $301	-5% $348	+0% $395	+5% $442	+10% $489
Rate	-1.0pp $435	-0.5pp $415	base $395	+0.5pp $375	+1.0pp $354

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $79,000 Active 151 DOM
2. 2026-06-08
   days on market $79,000 Active 150 DOM
3. 2026-06-07
   days on market $79,000 Active 149 DOM
4. 2026-06-05
   days on market $79,000 Active 146 DOM
5. 2026-06-03
   days on market $79,000 Active 145 DOM
6. 2026-06-03
   days on market $79,000 Active 144 DOM
7. 2026-06-01
   days on market $79,000 Active 143 DOM
8. 2026-05-31
   days on market $79,000 Active 142 DOM
9. 2026-01-25
   price $79,000 353-char remark

   Show marketing remark (353 chars)

   2BR home in Nauvoo, Al. This charming home features a functional layout with a comfortable living area, practical kitchen with ample cabinet space, and two bedrooms with good natural light. Enjoy a peaceful yard ideal for relaxing or entertaining. Conveniently located right off of AL HWY 5. Great option for first time buyers, downsizers, or investors.

10. 2026-01-09
    listed $99,000 Active 353-char remark

    Show marketing remark (353 chars)

    2BR home in Nauvoo, Al. This charming home features a functional layout with a comfortable living area, practical kitchen with ample cabinet space, and two bedrooms with good natural light. Enjoy a peaceful yard ideal for relaxing or entertaining. Conveniently located right off of AL HWY 5. Great option for first time buyers, downsizers, or investors.

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,295
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,298
• Taxable income: $3,705
• Est. tax owed @ 24.0%: −$889
• After-tax cash flow: $3,853/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 · 3 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations, including landscaping and exterior painting, to improve its curb appeal and value.

Repairs flagged

• Major overgrown vegetation — Needs removal for safety and aesthetics
• Major lawn — Needs trimming and fertilization

Value-add opportunities

• Both landscaping and lawn care — Improves curb appeal and enhances property value
• Both painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both trimming overgrown vegetation — Improves safety and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Needs removal for safety and aesthetics	Major	$15,000–50,000
lawn · Needs trimming and fertilization	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and lawn care — Improves curb appeal and enhances property value ↑
• Both painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both trimming overgrown vegetation — Improves safety and enhances property value ↑

ⓘ 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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Nauvoo

• Score: 55/100
• State rank: #427
• US rank: #23140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,791

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.67%
• Current HPI: 143.3678
• 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

-20.2% since first listed

2 events — show timeline

• 2026-01-25 Price Changed $79,000 VMLS
• 2026-01-09 Listed $99,000 VMLS