1332 Roulain Rd · Argo, AL 35120

$170,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 3 Days on market

Built 1957 1.00 ac lot Est $149k · 14% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity, 3bed/1bath on wooded 1 acre lot.

Key facts

• Generous lot
• New siding
• Brand-new deck

Tags

• REAL HARDWOOD FLOORS
• ALL-NEW APPLIANCES
• NEW SIDING
• NEW ROOF
• BRAND-NEW DECK
• GENEROUS LOT

Property features AI

Finance

• Other: Approximately 1 acre lot

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet available (AT&T)
• Home design: Existing home; Single-story living (rooms listed at level 1); Construction siding: Hardiplank
• Construction: Crawl space foundation
• Exterior features: Porch; Open deck; No pool; No patio; No garden/patio; Not waterfront

Interior

• Kitchen: Dishwasher; Stone countertops
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom with separate shower
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood and tile floors; Stone kitchen countertops; Built-in dishwasher; No attic; Ceilings: Other (see remarks)
• Laundry & utility: Main-level laundry with washer hookup and electric dryer hookup; Laundry space: Other (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.5% below list).
• Recommended offer: $157k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#198 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• St Clair County (rural): math 21% / reading 52% proficiency, ranked #33 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Margaret Elementary (math 29% / reading 57%, grade F, #204 of 627 statewide, top 33%, 727 students, 58% FRL); Springville Middle School (math 26% / reading 63%, grade D, #39 of 257 statewide, top 16%, 578 students, 41% FRL); Moody High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 687 students, 50% FRL).
• Market conditions: Rents flat; 299 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $26k; list at $170k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,286 (7.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $148,656
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1332 Roulain Rd	0.00mi	3/1.0	912 (0%)	23mo	$26,000	$29	81
586 Roulain Rd	0.70mi	3/1.0	950 (+4%)	11mo	$155,000	$163	51

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 · 0.49% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-21,058
• Equity at exit: $25,348

10-year hold

• IRR: -7.5%
• Equity multiple: 0.58×
• Total profit: $-20,210
• Equity at exit: $14,698

Cash invested: $47,600 (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 35120

• Home prices YoY: -17.9%
• Rents YoY: 0.5%
• Active inventory: 299
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $163

Break-even live

Break-even rent $1,366

Max offer price $170,000

Occupancy floor 85%

Sensitivity live

Price	-10% $260	-5% $211	+0% $163	+5% $115	+10% $67
Rent	-10% $39	-5% $101	+0% $163	+5% $225	+10% $288
Rate	-1.0pp $249	-0.5pp $207	base $163	+0.5pp $119	+1.0pp $74

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $170,000 Active 3 DOM
2. 2026-06-18
   remarks 402-char remark
3. 2026-06-18
   listed $170,000 Active 1 DOM

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $606 · $50/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$91/yr (+$8/mo · 15.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,874
• − Mortgage interest: −$9,523
• − Property taxes: −$606
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,945
• Taxable loss: −$867
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $2,167/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: St Clair County
• NCES district ID: 0103062
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $53,324
• Composite: 31.79/100
• National rank: #5887
• State rank: #33 of 129 in AL

Livability — Argo

• Score: 63/100
• State rank: #198
• US rank: #15812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Argo, AL
• County: Saint Clair County · 54,404 people
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 17,730
• Household income: $74,352
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 109.0

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 (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -38.39%
• Current HPI: 175.5104
• Rent YoY: ▲ 0.49%
• Metro: Birmingham-Hoover, 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

+277.8% since first listed

9 events — show timeline

• 2026-06-18 Listed $170,000 Greater Alabama MLS
• 2024-07-24 Sold (Public Records) $26,000 Public Records
• 2024-07-15 Sold (MLS) $26,000 Greater Alabama MLS
• 2024-07-11 Pending — Greater Alabama MLS
• 2024-06-26 Relisted — Greater Alabama MLS
• 2024-06-17 Pending — Greater Alabama MLS
• 2024-06-13 Listed $26,000 Greater Alabama MLS
• 2019-03-07 Sold (Public Records) $85,500 Public Records
• 2009-04-08 Sold (Public Records) $45,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $606 · +137.7% YoY. Source: county tax records.