1904 Williamson St · Guntersville, AL 35976

$64,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 14 Days on market

Built 1980 6,534 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

Key facts

• Great location
• 6,534 sq ft lot
• Built 1980

Tags

• SEASONAL PARTIAL LAKE VIEWS
• GREAT LOCATION

Property features AI

Finance

• Other: Lot approximately 0.15 acres (6,534 sq ft)
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Built in 1980; 980 square feet living area
• Construction: Vinyl siding; No fireplaces
• Exterior features: Public water; Public sewer; Lot in Metes And Bounds subdivision

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window air conditioning (1 unit); No central heating listed
• Interior features: Crawl space basement; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Cap rate 21.8% vs local median 2.1% in Guntersville — 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 59/100 on livability (#323 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D.
• Guntersville City (town): math 27% / reading 53% proficiency, ranked #28 of 129 in AL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 467 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $64k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,000

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 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. 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: 2.38% ✓
• Cap rate: 21.80%
• Cash-on-cash: 55.38%
• DSCR: 3.46
• GRM: 3.5

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: 53.7%
• Equity multiple: 3.36×
• Total profit: $42,288
• Equity at exit: $9,543

10-year hold

• IRR: 58.8%
• Equity multiple: 6.84×
• Total profit: $104,580
• Equity at exit: $5,534

Cash invested: $17,920 (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 35976

• Home prices YoY: -25.1%
• Active inventory: 467
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$13 /mo · $162/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $827

Break-even live

Break-even rent $476

Max offer price $64,000

Occupancy floor 41%

Sensitivity live

Price	-10% $863	-5% $845	+0% $827	+5% $809	+10% $791
Rent	-10% $707	-5% $767	+0% $827	+5% $887	+10% $947
Rate	-1.0pp $859	-0.5pp $843	base $827	+0.5pp $810	+1.0pp $794

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-13
   listed $64,000 Active 439-char remark
2. 2026-05-07
   status Active
3. 2026-04-23
   status Pending
4. 2026-04-06
   price $64,000
5. 2026-03-20
   price $69,000
6. 2026-03-05
   price $79,000
7. 2026-02-17
   listed $81,000 Active
8. 2023-09-05
   soldstatus $23,900 Sold

   Show marketing remark (251 chars)

   Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

9. 2023-08-29
   status Pending

   Show marketing remark (251 chars)

   Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

10. 2023-07-01
    status Active

    Show marketing remark (251 chars)

    Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

11. 2023-05-21
    status Pending

    Show marketing remark (251 chars)

    Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

12. 2023-05-09
    listed $23,900 Active

    Show marketing remark (251 chars)

    Looking for an investment property/ fixer upper? This manufactured home is conveniently located for easy access to shopping, restaurants, and the beautiful Lake Guntersville. This 3-bedroom 2 bath home has endless possibilities. Sold as is. CASH ONLY.

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $162 · $13/mo
• Projected year-2 tax: $262 · $22/mo
• Expected delta: +$101/yr (+$8/mo · 62.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,271
• − Mortgage interest: −$3,585
• − Property taxes: −$162
• − Insurance: −$320
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$1,862
• Taxable income: $9,419
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $7,664/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: Guntersville City
• NCES district ID: 0101690
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $39,203
• Composite: 33.36/100
• National rank: #5482
• State rank: #28 of 129 in AL

Livability — Guntersville

• Score: 59/100
• State rank: #323
• US rank: #19857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guntersville, AL
• City population: 16,604
• Population (ZIP): 16,604

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1%

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: ▼ -74.75%
• Current HPI: 223.0157
• 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

+167.8% since first listed

12 events — show timeline

• 2026-05-13 Listed $64,000 VMLS
• 2026-05-07 Relisted — VMLS
• 2026-04-23 Pending — VMLS
• 2026-04-06 Price Changed $64,000 VMLS
• 2026-03-20 Price Changed $69,000 VMLS
• 2026-03-05 Price Changed $79,000 VMLS
• 2026-02-17 Listed $81,000 VMLS
• 2023-09-05 Sold (MLS) $23,900 VMLS
• 2023-08-29 Pending — VMLS
• 2023-07-01 Relisted — VMLS
• 2023-05-21 Pending — VMLS
• 2023-05-09 Listed $23,900 VMLS

Property tax history

+5.7%/yr

Latest (2025): $162 · +6.8% YoY. Source: county tax records.