1105 Main St · Jemison, AL 35085

$22,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 7 Days on market

Built 1996 1.32 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a 4 bedroom, 2 bath home with fenced back yard, covered deck, level yard. Property is owned by the US Dept. of HUD, HUD Case 011-612024 “UI, Subject to Appraisal”, Seller makes no representations or warranties as to property condition, HUD Homes are sold “AS-IS”, Equal Housing Opportunity, Seller may contribute up to 3% for buyer’s closing costs, upon buyer request.

Key facts

• Covered deck
• Level yard
• Fenced back yard

Tags

• FENCED BACK YARD
• COVERED DECK
• LEVEL YARD

Property features AI

Finance

• Other: Square footage per appraiser

Exterior

• Parking: Driveway parking
• Utilities: Public water; Electric water heater; Internet availability unknown
• Home design: Existing single-family residence; All living spaces on main level (single story appearance)
• Construction: Vinyl siding exterior; Crawl space foundation
• Exterior features: No waterfront; No pool; No patio; No decks; Lot not in flood plain; No notable lot view; Approximately 1.32 acres

Interior

• Kitchen: Laminate countertops; Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Subflooring
• Bathrooms: Two full bathrooms with tub/shower combos
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: other (see remarks); No attic; No additional interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $22k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Cap rate 60.8% vs local median 4.1% in Jemison — 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 57/100 on livability (#393 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: Jemison Elementary School (math 8% / reading 37%, grade F, #437 of 627 statewide, top 70%, 740 students, 77% FRL); Jemison High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 686 students, 80% FRL) — zoned schools average 78% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $152 of loan paydown is wiped out by about $660 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $22,000

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. 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?
3. 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?
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: 6.72% ✓
• Cap rate: 60.77%
• Cash-on-cash: 194.57%
• DSCR: 9.66
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $194,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Guy St	0.22mi	4/2.5	2,128 (+9%)	14mo	$210,000	$99	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.75×
• Total profit: $60,080
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 22.81×
• Total profit: $134,360
• Equity at exit: $1,902

Cash invested: $6,160 (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 35085

• Home prices YoY: -22.3%
• Active inventory: 61
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $999

Break-even live

Break-even rent $214

Max offer price $22,000

Occupancy floor 27%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 County Road 1020 Unit 1020 Thorsby, AL	3.0	2.0	1801	$1,495	$0.83	16d	1	0.92mi
10 County Rd 1018 Thorsby, AL	4.0	2.0	1620	$1,495	$0.92	44d	1	1.01mi
388 Brenda Ln Jemison, AL	3.0	2.0	1458	$1,425	$0.98	44d	1	1.29mi

Listing history 7 events

1. 2026-06-18
   days on market $22,000 Active 7 DOM
2. 2026-06-17
   days on market $22,000 Active 6 DOM
3. 2026-06-16
   days on market $22,000 Active 5 DOM
4. 2026-06-15
   days on market $22,000 Active 4 DOM
5. 2026-06-13
   days on market $22,000 Active 2 DOM
6. 2026-06-13
   remarks 377-char remark
7. 2026-06-13
   listed $22,000 Active 1 DOM

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $534 · $44/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 7/10 Severe 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $17,738
• − Mortgage interest: −$1,232
• − Property taxes: −$534
• − Insurance: −$110
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$640
• Taxable income: $12,384
• Est. tax owed @ 24.0%: −$2,972
• After-tax cash flow: $9,013/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 — Jemison

• Score: 57/100
• State rank: #393
• US rank: #22101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jemison, AL
• City population: 8,786
• Population (ZIP): 8,786

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Black 7% Native American 6% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 0%

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: ▼ -55.73%
• Current HPI: 194.1068
• 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

1 event — show timeline

• 2026-06-11 Listed $22,000 Greater Alabama MLS

Property tax history

+17.2%/yr

Latest (2025): $534 · +7.6% YoY. Source: county tax records.