613 Treetop Ln · Ashville, AL 35953

$199,900

4 bd · 2.0 ba · 1,920 sqft · Manufactured · 2 Days on market

Built 2002 Good condition 3.16 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Affordable American Dream Starts Here! Come Escape From the City into the Quite Country Side! Move-In Ready 4 Bedroom, 2 Bath manufactured home on 3+ acres with room to roam! This very private countryside retreat has relaxing front and back covered and screen decks, an above ground pool with sun decking around it, storage building and a very nice large 30x25 two car garage/workshop with concrete floor, electrical and automatic garage door openers! Home has both a Living Room and Den with a fireplace! Beautiful Farm House decor in the kitchen and den. The kitchen has tile countertops and the kitchen appliances are to remain! Fresh paint throughout. You will need to be pre-qualified with

Key facts

• Covered decks
• Above ground pool
• Storage building

Tags

• 3 ACRES
• COVERED DECKS
• ABOVE GROUND POOL
• STORAGE BUILDING
• TWO CAR GARAGE
• FIREPLACE

Property features AI

Finance

• Financial info: Quarterly garbage fee of $75
• HOA & community: No association fee

Exterior

• Parking: Detached garage; Front garage entry; Two total garage spaces; Driveway parking
• Utilities: Public water; Septic system; Electric service; Internet service available (Windstream)
• Home design: Existing single-family home; Main living areas on one level (rooms listed at level 1); Lot located in the Treetop Estates subdivision; Lot identified as Tract 12
• Construction: Vinyl siding; Pillar/support foundation
• Exterior features: Covered, open and screened decks; Porch with screened option; Above-ground personal pool; Storage building; Workshop; Property contains acreage with some trees; Public road access; Flood plain: No

Interior

• Kitchen: Tile countertops in the kitchen; Built-in dishwasher; Refrigerator included; Some stainless steel appliances; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedroom(s) on main level; Bonus rooms on main level; Library on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; Separate vanities; Shared bath (secondary)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Split bedroom floorplan; Ceilings noted as 'Other' (see remarks); All window treatments remain; One wood-burning fireplace with an insert located in the den
• Laundry & utility: Main level laundry room; Washer hookup provided; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.6% vs local median 3.7% in Ashville — 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 (#385 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• St Clair County (rural): math 21% / reading 52% proficiency, ranked #33 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashville Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 506 students, 72% FRL); Ashville High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 385 students, 74% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $199,900

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 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?
3. 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?
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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.8

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,546
• Equity at exit: $29,806

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $47,309
• Equity at exit: $17,284

Cash invested: $55,972 (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 35953

• Home prices YoY: -15.2%
• Active inventory: 57
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $548

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 73%

Sensitivity live

Price	-10% $686	-5% $617	+0% $548	+5% $479	+10% $410
Rent	-10% $355	-5% $452	+0% $548	+5% $644	+10% $741
Rate	-1.0pp $649	-0.5pp $599	base $548	+0.5pp $496	+1.0pp $443

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $199,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $199,900 Active 1 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $29,308
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$5,815
• Taxable income: $3,608
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $5,710/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready manufactured home on 3+ acres is in good condition with fresh paint and well-maintained exterior. It offers a peaceful countryside retreat with a large garage and above-ground pool. Potential buyers and renters will appreciate the curb appeal and landscaping improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior and interior — Fresh paint can make the home look more appealing and maintain its value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑

ⓘ 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: St Clair County
• NCES district ID: 0103062
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $53,324
• Composite: 31.79/100
• National rank: #5887
• State rank: #33 of 129 in AL

Livability — Ashville

• Score: 57/100
• State rank: #385
• US rank: #21873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,020

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 (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -32.36%
• Current HPI: 180.043
• 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

• 2026-06-12 Listed $199,900 Greater Alabama MLS