903 County Road 418 · Dutton, AL 35744

$82,000

3 bd · 2.0 ba · 1,152 sqft · Other · 32 Days on market

Built 2013 0.90 ac lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom, 2 bathroom mobile home nestled on . 90 acres in a serene country setting. This cozy property offers a peaceful retreat surrounded by nature, perfect for those seeking tranquility. With spacious interiors and a large yard, this home provides ample space for relaxation and outdoor activities. Enjoy the privacy and serenity of rural living while still being conveniently located. Ideal for those looking for a peaceful escape from the hustle and bustle of city life. Would be perfect spot to build your forever home on and live in the mobile home while it's being built.

Key facts

• 0.9 acre lot
• Built 2013
• Listed 32 days

Property features AI

Finance

• Other: Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank sewer
• Home design: Manufactured / mobile home; Built in 2013
• Construction: See remarks for foundation details
• Exterior features: Approximately 0.9-acre lot; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#411 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, amenities F, commute F.
• Jackson County (rural): math 20% / reading 41% proficiency, ranked #70 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dutton Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 224 students, 74% FRL); Stevenson Middle School (math 8% / reading 33%, grade F, #191 of 257 statewide, top 74%, 255 students, 66% FRL) — zoned schools average 70% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 20 active listings in the ZIP; 46 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $567 of loan paydown is wiped out by about $754 of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.29×
• Total profit: $6,707
• Equity at exit: $20,107

10-year hold

• IRR: 12.7%
• Equity multiple: 2.27×
• Total profit: $29,071
• Equity at exit: $21,382

Cash invested: $22,960 (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 35744

• Home prices YoY: -0.6%
• Active inventory: 20
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $197

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 75%

Sensitivity live

Price	-10% $254	-5% $226	+0% $197	+5% $169	+10% $141
Rent	-10% $121	-5% $159	+0% $197	+5% $236	+10% $274
Rate	-1.0pp $239	-0.5pp $218	base $197	+0.5pp $176	+1.0pp $155

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   statusdays on market $82,000 Pending 32 DOM
2. 2026-06-15
   days on market $82,000 Active 31 DOM
3. 2026-06-14
   days on market $82,000 Active 29 DOM
4. 2026-06-10
   days on market $82,000 Active 26 DOM
5. 2026-06-09
   days on market $82,000 Active 25 DOM
6. 2026-06-08
   days on market $82,000 Active 24 DOM
7. 2026-06-07
   days on market $82,000 Active 23 DOM
8. 2026-06-03
   days on market $82,000 Active 19 DOM
9. 2026-06-02
   days on market $82,000 Active 18 DOM
10. 2026-06-01
    days on market $82,000 Active 17 DOM
11. 2026-05-31
    days on market $82,000 Active 16 DOM
12. 2026-05-30
    days on market $82,000 Active 15 DOM
13. 2026-05-15
    listed $82,000 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $11,606
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,385
• Taxable income: $1,130
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $2,097/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: Jackson County
• NCES district ID: 0101830
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,886
• Composite: 25.28/100
• National rank: #7490
• State rank: #70 of 129 in AL

Livability — Dutton

• Score: 56/100
• State rank: #411
• US rank: #22601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,315

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 1%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.92%
• Current HPI: 151.1415
• 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

• 2026-05-15 Listed $82,000 VMLS

Property tax history

+6.3%/yr

Latest (2024): $36 · +0.0% YoY. Source: county tax records.