59 Tanner Rd · Albertville, AL 35980

$154,900

3 bd · 2.0 ba · 1,260 sqft · Manufactured · 103 Days on market

Fair condition 0.95 ac lot $123/sqft · 22% above area Est $127k · 22% over ↓ 16% since listing

---

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 +20.8/30.0
• DSCR +6.6/10.0
• Appreciation +6.3/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

Key facts

• Utility room
• Large front porch
• Smaller rear porch

Tags

• EAT-IN KITCHEN
• UTILITY ROOM
• LARGE FRONT PORCH
• SMALLER REAR PORCH
• APPROXIMATELY 0.95 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.6% in Albertville — 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 65/100 on livability (#141 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• At projected returns (2.6% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $127,440
• List price: $154,900
• Delta: 21.55%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.66×
• Total profit: $28,749
• Equity at exit: $65,960

10-year hold

• IRR: 14.3%
• Equity multiple: 3.02×
• Total profit: $87,823
• Equity at exit: $98,872

Cash invested: $43,372 (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 35980

• Home prices YoY: 0.8%
• Active inventory: 27
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $212

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $154,900 Active 103 DOM
2. 2026-06-17
   days on market $154,900 Active 102 DOM
3. 2026-06-16
   days on market $154,900 Active 101 DOM
4. 2026-06-15
   days on market $154,900 Active 100 DOM
5. 2026-06-14
   days on market $154,900 Active 98 DOM
6. 2026-06-13
   days on market $154,900 Active 97 DOM
7. 2026-06-10
   days on market $154,900 Active 95 DOM
8. 2026-06-09
   days on market $154,900 Active 94 DOM
9. 2026-06-08
   days on market $154,900 Active 93 DOM
10. 2026-06-07
    days on market $154,900 Active 92 DOM
11. 2026-06-05
    days on market $154,900 Active 89 DOM
12. 2026-06-03
    pricedays on market $154,900 Active 88 DOM
13. 2026-06-02
    days on market $159,900 Active 87 DOM
14. 2026-06-01
    days on market $159,900 Active 86 DOM
15. 2026-05-31
    days on market $159,900 Active 85 DOM
16. 2026-05-30
    days on market $159,900 Active 84 DOM
17. 2026-05-13
    price $159,900 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

18. 2026-04-24
    status Active 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

19. 2026-03-26
    status Pending 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

20. 2026-03-17
    price $164,000 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

21. 2026-02-28
    price $166,000 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

22. 2026-02-21
    price $179,900 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

23. 2026-02-05
    listed $189,900 Active 678-char remark

    Show marketing remark (678 chars)

    Welcome home to this inviting 3-bedroom, 2-bath property offering 1,260 square feet of comfortable living space on nearly an acre in Horton, AL. This home features an open, functional layout with an eat-in kitchen that flows seamlessly into the living area, ideal for everyday living and casual gatherings. A utility room located just off the back entrance adds practical convenience. Enjoy outdoor living with a large front porch perfect for relaxing, along with a smaller rear porch. Situated on approximately 0.95 acres, this property offers room to breathe while remaining easy to maintain. Well-suited for buyers seeking a solid opportunity in a quiet, established setting.

ⓘ 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: $19,488
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,506
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,528/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, and exterior. Fresh paint and updated countertops would significantly enhance its resale value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom fixtures — Dated and worn
• Moderate Exterior siding — Worn and needs repainting

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace countertops — Modern countertops improve functionality
• Resale Replace flooring in bathrooms — Fresh flooring enhances bathroom appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn	Moderate	$3,000–15,000
Exterior siding · Worn and needs repainting	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace countertops — Modern countertops improve functionality ↑
• Resale Replace flooring in bathrooms — Fresh flooring enhances bathroom appeal ↑

ⓘ 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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Albertville

• Score: 65/100
• State rank: #141
• US rank: #13438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,663

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 26% Two or more races 11% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.57%
• Current HPI: 338.9904
• 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

-15.8% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $159,900 VMLS
• 2026-04-24 Relisted — VMLS
• 2026-03-26 Pending — VMLS
• 2026-03-17 Price Changed $164,000 VMLS
• 2026-02-28 Price Changed $166,000 VMLS
• 2026-02-21 Price Changed $179,900 VMLS
• 2026-02-05 Listed $189,900 VMLS