3800 County Road 61 · Clanton, AL 35046

$79,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 80 Days on market

Built 2000 7.06 ac lot ↓ 20% since listing

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover 7+ acres of peaceful country living in Clanton. This property includes one primary mobile home and a second mobile home included at no monetary value. The additional unit offers flexibility for storage, guests, or future renovation if desired. All utilities are already in place, including public water and septic. Enjoy open land, mature trees, and plenty of space for animals, gardening, or expansion. Ideal for buyers seeking land, privacy, or investment opportunities.

Key facts

• Open land
• 7 acres
• Two mobile homes

Tags

• 7 ACRES
• TWO MOBILE HOMES
• PUBLIC WATER
• SEPTIC
• OPEN LAND
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.4% in Clanton — 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 61/100 on livability (#259 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Chilton County (rural): math 15% / reading 34% proficiency, ranked #94 of 129 in AL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clanton Elementary School (math 37% / reading 55%, grade D-, #164 of 627 statewide, top 26%, 1,028 students, 67% FRL); Chilton County High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 783 students, 69% FRL).
• Market conditions: 66 active listings in the ZIP; 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chilton County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.5

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,221
• Equity at exit: $11,779

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $9,568
• Equity at exit: $6,830

Cash invested: $22,120 (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 35046

• Home prices YoY: -6.0%
• Active inventory: 66
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $150

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 78%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-24
   status Pending
2. 2025-12-05
   listed $79,000 Active
3. 2025-08-16
   price $70,000
4. 2025-08-07
   price $85,000
5. 2025-04-13
   price $99,000

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $10,575
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,298
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,664/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: Chilton County
• NCES district ID: 0100660
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $41,269
• Composite: 20.73/100
• National rank: #8520
• State rank: #94 of 129 in AL

Livability — Clanton

• Score: 61/100
• State rank: #259
• US rank: #18072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,324
• Population (ZIP): 5,229

Population outlook (Chilton County) Hauer SSP2

• Today (2025): 44,064 people
• By 2030: 43,694 · -0.8%
• By 2040: 42,168 · -4.3%
• By 2050: 39,667 · -10.0%
• By 2075: 31,397 · -28.7%
• By 2100: 21,319 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1% Black 1%
• Common ancestry: Serbian 2% Slovak 1%

Political lean MEDSL · Chilton

• 2024 margin: Solid R (+72.1) · D 13.7% · R 85.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -57.8pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+67.4 2016: R+66.6 2012: R+60.3 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 187.173
• 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

-20.2% since first listed

5 events — show timeline

• 2026-02-24 Pending — Greater Alabama MLS
• 2025-12-05 Listed $79,000 Greater Alabama MLS
• 2025-08-16 Price Changed $70,000 Greater Alabama MLS
• 2025-08-07 Price Changed $85,000 Greater Alabama MLS
• 2025-04-13 Price Changed $99,000 Greater Alabama MLS