927 Manoy Dr · Jacksons' Gap, AL 36861

$39,900

3 bd · 1.0 ba · 2,220 sqft · SingleFamily public records · 27 Days on market

Built 1982 1.90 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this three bedroom, one bath home situated on 1.9 acres. Work is required to make this move in ready but could be worth your effort. Property has been boarded so there is no interior access. Subject to right of redemption, expires 12.03.25.

Key facts

• 1.9 acres
• 1.9 acre lot
• Built 1982

Tags

• 1.9 ACRES

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Septic tank for sewer
• Home design: Single-family residential property
• Construction: Brick construction; Built on slab foundation
• Exterior features: Waterfront property; Lot of approximately 1.9 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 74 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $14k; list at $40k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $39,301 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.50% ✓
• Cap rate: 22.53%
• Cash-on-cash: 57.98%
• DSCR: 3.58
• GRM: 3.3

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: 56.5%
• Equity multiple: 3.50×
• Total profit: $27,911
• Equity at exit: $5,949

10-year hold

• IRR: 61.5%
• Equity multiple: 7.14×
• Total profit: $68,566
• Equity at exit: $3,450

Cash invested: $11,172 (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 36861

• Home prices YoY: -15.1%
• Active inventory: 74
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $540

Break-even live

Break-even rent $315

Max offer price $39,900

Occupancy floor 41%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $39,900 Active 27 DOM
2. 2026-06-18
   days on market $39,900 Active 26 DOM
3. 2026-06-17
   days on market $39,900 Active 25 DOM
4. 2026-06-16
   days on market $39,900 Active 24 DOM
5. 2026-06-15
   days on market $39,900 Active 23 DOM
6. 2026-06-14
   days on market $39,900 Active 21 DOM
7. 2026-06-12
   days on market $39,900 Active 20 DOM
8. 2026-06-09
   days on market $39,900 Active 17 DOM
9. 2026-06-08
   days on market $39,900 Active 16 DOM
10. 2026-06-07
    days on market $39,900 Active 15 DOM
11. 2026-06-06
    days on market $39,900 Active 14 DOM
12. 2026-06-04
    days on market $39,900 Active 11 DOM
13. 2026-06-02
    days on market $39,900 Active 10 DOM
14. 2026-06-01
    days on market $39,900 Active 9 DOM
15. 2026-05-31
    days on market $39,900 Active 8 DOM
16. 2026-05-31
    days on market $39,900 Active 7 DOM
17. 2026-05-23
    listed $39,900 Active
18. 2025-08-29
    soldstatus $14,000 Closed 262-char remark

    Show marketing remark (262 chars)

    Opportunity awaits in this three bedroom, one bath home situated on 1.9 acres. Work is required to make this move in ready but could be worth your effort. Property has been boarded so there is no interior access. Subject to right of redemption, expires 12.03.25.

19. 2025-07-25
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Opportunity awaits in this three bedroom, one bath home situated on 1.9 acres. Work is required to make this move in ready but could be worth your effort. Property has been boarded so there is no interior access. Subject to right of redemption, expires 12.03.25.

20. 2025-07-03
    price $20,200 262-char remark

    Show marketing remark (262 chars)

    Opportunity awaits in this three bedroom, one bath home situated on 1.9 acres. Work is required to make this move in ready but could be worth your effort. Property has been boarded so there is no interior access. Subject to right of redemption, expires 12.03.25.

21. 2025-06-04
    listed $21,200 Active 262-char remark

    Show marketing remark (262 chars)

    Opportunity awaits in this three bedroom, one bath home situated on 1.9 acres. Work is required to make this move in ready but could be worth your effort. Property has been boarded so there is no interior access. Subject to right of redemption, expires 12.03.25.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $277 · $23/mo
• Projected year-2 tax: $277 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,980
• − Mortgage interest: −$2,235
• − Property taxes: −$277
• − Insurance: −$200
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,161
• Taxable income: $6,191
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $4,991/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Jacksons' Gap

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Jacksons' Gap, AL
• Population (ZIP): 2,805

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 8% Native American 4%
• Common ancestry: Serbian 3% Lithuanian 2% Italian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.69%
• Current HPI: 280.1383
• 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

+88.2% since first listed

5 events — show timeline

• 2026-05-23 Listed $39,900 LMMLS
• 2025-08-29 Sold (MLS) $14,000 LCMLS
• 2025-07-25 Pending — LCMLS
• 2025-07-03 Price Changed $20,200 LCMLS
• 2025-06-04 Listed $21,200 LCMLS

Property tax history

+3.5%/yr

Latest (2025): $277 · +0.0% YoY. Source: county tax records.