9162 Segers Rd · Madison, AL 35756

$40,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 1 Days on market

Built 2018 Average condition 4,356 sqft 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 +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2018 Legacy 3BR/2BA home in convenient Shady Brook RV & Mobile Home Park in Madison! This 70' x 14' single-wide features an open living area, roomy kitchen with great cabinet space, and a split bedroom floorplan for added privacy. The primary suite has its own full bath, with two additional bedrooms and a second full bath for family, guests, or office space. Enjoy low-maintenance living with modern construction and central HVAC in a quiet park setting close to shopping, dining, and Madison amenities. Refrigerator, washer/dryer, tv, and other appliances convey with sale of home. Mobile must be moved or owner can rent lot from the park for $320/mo, which includes water.

Key facts

• Roomy kitchen
• Primary suite
• Open living area

Tags

• OPEN LIVING AREA
• ROOMY KITCHEN
• GREAT CABINET SPACE
• SPLIT BEDROOM FLOORPLAN
• PRIMARY SUITE
• FULL BATH

Property features AI

Finance

• Other: Lot approximately 0.1 acre (4,356 sq ft); Living area approximately 980 square feet
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Public sewer
• Home design: Manufactured / mobile home; Residential property; Built in 2018; Single-story (manufactured home)
• Construction: See remarks for foundation details
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: No fireplaces

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$200,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Cap rate 43.3% vs local median 2.6% in Madison — 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 76/100 on livability (#12 in AL, #3,280 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tanner Elementary School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 333 students, 73% FRL); Tanner High School (math 10% / reading 20%, grade F, #212 of 305 statewide, top 70%, 411 students, 85% FRL) — zoned schools average 79% FRL vs 40% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 823 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $40,000

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 4.78% ✓
• Cap rate: 43.32%
• Cash-on-cash: 132.26%
• DSCR: 6.88
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $200,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8795 Segers Rd	0.50mi	3/2.0	1,084 (+11%)	0mo	$221,900	$205	59

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.13×
• Total profit: $68,671
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.15×
• Total profit: $147,329
• Equity at exit: $3,458

Cash invested: $11,200 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 823
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $1,234

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 30%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Sanctuary Loop Madison, AL	1.0–3.0	1.0–3.0	1078	$2,079	$1.93	13d	17	1.46mi

Listing history 2 events

1. 2026-06-17
   remarks 692-char remark
2. 2026-06-17
   listed $40,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $22,949
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$1,164
• Taxable income: $15,073
• Est. tax owed @ 24.0%: −$3,618
• After-tax cash flow: $11,195/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 · 12 photos

Average 55/100 Cosmetic rehab

This 2018 Legacy home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Minor Flooring — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops improve functionality and resale value
• Both Replace flooring — New flooring enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Flooring · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and resale value ↑
• Both Replace flooring — New flooring enhances curb appeal and interior aesthetics ↑

ⓘ 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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

Livability — Madison

• Score: 76/100
• State rank: #12
• US rank: #3280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Limestone County · 80,439 people
• City population: 93,742
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 286.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• Metro: Huntsville, AL
• 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

• 2026-06-17 Listed $40,000 VMLS