16 Lelola Ln · Pell City, AL 35054

$135,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 51 Days on market

Built 2011 Good condition

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy lake living with a beautiful view of Logan Martin Lake from a spacious big-screen porch—perfect for relaxing or entertaining. This completely remodeled 2-bedroom, 2-bath home (2011, 14x66) sits on a desirable corner lot, offering privacy and charm. The property includes a 16x32 garage/storage building, ideal for boats, tools, or hobbies. Located in a welcoming community with access to a boat launch and pier, it’s perfect for water lovers. Move-in ready with modern updates throughout, this home combines comfort, convenience.

Key facts

• Boat launch
• Lake view
• Corner lot

Tags

• LAKE VIEW
• BIG-SCREEN PORCH
• REMODELED HOME
• CORNER LOT
• GARAGE STORAGE BUILDING
• BOAT LAUNCH

Property features AI

Finance

• Other: Property has paved public road access; Boat launch and motorized boats allowed; Fishing, swimming and skiing allowed; Water access; Lot has lake/water view
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Parking on main level
• Utilities: Public water; Septic system; Electric water heater; Internet available (Hargray)
• Home design: Single-story living (all main-level rooms); Existing construction; Vinyl siding
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Screened deck; Screened porch; Storage building; Lake/water view; Waterfront on Logan Martin (water access, 1 ft reported); Corner lot; Street lights

Interior

• Kitchen: Breakfast bar; Pantry; Laminate countertops; Electric cooktop; Built-in dishwasher; Self-cleaning oven; Refrigerator; Electric stove
• Bedrooms: Master bedroom (main level); Additional bedroom(s) (main level); Walk-in closets
• Flooring: Hardwood laminate flooring
• Bathrooms: Two full bathrooms; Separate shower; Tub/shower combo; Split bedrooms layout (bath access)
• Heating & cooling: Central heating; Split system cooling; Ceiling fans
• Interior features: Smooth ceilings; Split bedroom floor plan; All window treatments remain
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.5% in Pell City — 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 69/100 on livability (#50 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coosa Valley Elementary School (math 37% / reading 62%, grade D, #121 of 627 statewide, top 21%, 486 students, 54% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL).
• Market conditions: 108 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,362
• Equity at exit: $20,129

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $23,137
• Equity at exit: $11,672

Cash invested: $37,800 (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 35054

• Home prices YoY: -20.8%
• Active inventory: 108
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $306

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $399	-5% $353	+0% $306	+5% $259	+10% $213
Rent	-10% $182	-5% $244	+0% $306	+5% $368	+10% $430
Rate	-1.0pp $374	-0.5pp $340	base $306	+0.5pp $271	+1.0pp $235

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 51 DOM
2. 2026-06-17
   days on market $135,000 Active 50 DOM
3. 2026-06-16
   days on market $135,000 Active 49 DOM
4. 2026-06-15
   days on market $135,000 Active 48 DOM
5. 2026-06-13
   days on market $135,000 Active 46 DOM
6. 2026-06-10
   pricedays on market $135,000 Active 43 DOM
7. 2026-06-09
   days on market $140,000 Active 42 DOM
8. 2026-06-08
   days on market $140,000 Active 41 DOM
9. 2026-06-07
   days on market $140,000 Active 40 DOM
10. 2026-06-05
    days on market $140,000 Active 37 DOM
11. 2026-06-03
    days on market $140,000 Active 36 DOM
12. 2026-06-02
    days on market $140,000 Active 35 DOM
13. 2026-06-01
    days on market $140,000 Active 34 DOM
14. 2026-05-31
    days on market $140,000 Active 33 DOM
15. 2026-04-28
    listed $140,000 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 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,820
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,927
• Taxable income: $1,619
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $3,284/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home offers a good condition with modern updates and a desirable corner lot, perfect for lake living.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both trim around windows — improves aesthetics and value
• Both check for termite damage — ensures structural integrity and value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both trim around windows — improves aesthetics and value ↑
• Both check for termite damage — ensures structural integrity and 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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Pell City

• Score: 69/100
• State rank: #50
• US rank: #8246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,546
• Population (ZIP): 4,954

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 (94%)
• Race & ethnicity: White 94% Black 3% Asian 2%
• Common ancestry: Italian 10% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▼ -49.47%
• Current HPI: 188.9891
• 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

• 2026-04-28 Listed $140,000 Greater Alabama MLS