100 Stevens Cove Dr · Margaret, AL 35004

$269,900

4 bd · 1.5 ba · 2,073 sqft · SingleFamily public records · 18 Days on market

Built 2023 6,098 sqft lot Est $274k · at est. $27/mo HOA · 1% of rent ↓ 1% since listing

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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 +13.3/30.0
• ARV discount +8.1/15.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this BEAUTIFUL NEW 2 Story Home in the Steven's Cove Community! The desirable Berkshire Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen features gorgeous cabinets, granite countertops, and Stainless-Steel Steel Appliances (Including Range with a Microwave hood and Dishwasher). On the 1st floor, there is a half bathroom. All other bedrooms, including the primary suite, are on the 2nd floor. The primary suite has a private bath, dual vanity sinks, and a walk-in closet. The other three bedrooms share a secondary full-sized bath. This desirable plan also includes a Walk-in Laundry room on the 2nd floor.

Key facts

• Open-concept design
• Dual vanities
• Private bath

Tags

• OPEN-CONCEPT DESIGN
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITIES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size approximately 0.14 acres; Located in Stevens Cove subdivision
• HOA & community: Association fee of $325 annually; Association fees include: Other

Exterior

• Parking: Attached garage with front entry; Driveway parking; Parking on main level; 2 total garage spaces (2 on main level)
• Utilities: Public water; Septic sewer; Underground utilities; Electric water heater; Internet service availability
• Home design: Existing construction; Tri-level: No; Split level: No; Split foyer: No; Siding vinyl exterior
• Construction: Slab foundation; Vinyl siding
• Exterior features: No pool; No patio; No deck; No garden/patio; Not waterfront; Flood plain: No

Interior

• Kitchen: Stone countertops in kitchen; Built-in microwave; Electric oven; Refrigerator; Some stainless appliances
• Bedrooms: Master bedroom located on upper level; Additional bedrooms located on upper level; Walk-in closets; Total bedrooms: 4 (master + 3 bedrooms)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath on upper level; Full bath on upper level; Half bath on main level; Tub/shower combo
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Smooth ceilings; Some window treatments to remain; No special interior features listed
• Laundry & utility: Laundry room on upper level; Washer hookup provided; Electric dryer hookup; Laundry room (dedicated room)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-1 ($-10/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.4% below list).
• Recommended offer: $209k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Margaret — 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 64/100 on livability (#166 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing 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: Moody Elementary School (math 47% / reading 67%, grade C+, #76 of 627 statewide, top 13%, 835 students, 54% FRL); Moody Middle School (math 20% / reading 61%, grade F, #56 of 257 statewide, top 22%, 524 students, 61% FRL); Moody High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 687 students, 50% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 84 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 18 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $230k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $209,452 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $273,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Stevens Cove Dr	0.06mi	4/2.5	2,073 (0%)	9mo	$256,000	$123	86
2310 Middlebrooke Xing	0.69mi	4/2.5	2,065 (-0%)	8mo	$266,340	$129	57
1240 Brookhaven Ln	0.49mi	4/2.0	1,852 (-11%)	4mo	$236,449	$128	54
5970 Old Acton Rd	0.55mi	3/3.0 (-1)	1,970 (-5%)	2mo	$258,000	$131	54
1160 Brookhaven Ln	0.56mi	4/2.0	1,852 (-11%)	3mo	$245,380	$132	52
1125 Brookhaven Ln	0.61mi	4/2.0	1,852 (-11%)	2mo	$249,020	$134	50
5997 Old Acton Rd	0.63mi	5/3.0 (+1)	2,026 (-2%)	10mo	$275,000	$136	48
1080 Brookhaven Ln	0.66mi	4/2.0	1,852 (-11%)	6mo	$245,380	$132	45
2355 Middlebrooke Xing	0.67mi	4/2.5	2,258 (+9%)	12mo	$289,190	$128	40
2320 Middlebrooke Xing	0.68mi	4/2.0	1,852 (-11%)	12mo	$249,970	$135	39
615 Havenridge Ct	0.69mi	4/2.0	1,852 (-11%)	12mo	$250,400	$135	38
2270 Middlebrooke Xing	0.73mi	4/2.0	1,852 (-11%)	10mo	$246,600	$133	38

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 · 6.67% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-35,865
• Equity at exit: $40,243

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $3,799
• Equity at exit: $23,336

Cash invested: $75,572 (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 35004

• Home prices YoY: -26.5%
• Rents YoY: 6.7%
• Active inventory: 84
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$112
• HOA: −$27
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-1

Break-even live

Break-even rent $2,096

Max offer price $269,757

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $76	+0% $-1	+5% $-77	+10% $-154
Rent	-10% $-166	-5% $-84	+0% $-1	+5% $82	+10% $165
Rate	-1.0pp $135	-0.5pp $68	base $-1	+0.5pp $-71	+1.0pp $-142

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Stevens Cove Dr Moody, AL	3.0	2.5	1401	$1,715	$1.22	3d	1	0.08mi
1540 Brookhaven Dr Odenville, AL	4.0	3.0	2091	$1,950	$0.93	3d	1	0.35mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	5d	1	0.81mi
120 Lake Ridge Dr Trussville, AL	5.0	4.0	2811	$2,750	$0.98	45d	1	1.33mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	21d	1	1.33mi
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,599	$1.10	5d	1	1.36mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 12 events

1. 2026-06-22
   days on market $269,900 Active 18 DOM
2. 2026-06-18
   days on market $269,900 Active 15 DOM
3. 2026-06-17
   days on market $269,900 Active 14 DOM
4. 2026-06-16
   days on market $269,900 Active 13 DOM
5. 2026-06-15
   pricedays on market $269,900 Active 12 DOM
6. 2026-06-13
   days on market $275,000 Active 10 DOM
7. 2026-06-10
   days on market $275,000 Active 7 DOM
8. 2026-06-09
   days on market $275,000 Active 6 DOM
9. 2026-06-08
   days on market $275,000 Active 5 DOM
10. 2026-06-07
    days on market $275,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $275,000 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,134
• − Mortgage interest: −$15,119
• − Property taxes: −$1,208
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$324
• − Depreciation: −$7,852
• Taxable loss: −$4,739
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $1,128/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 — Margaret

• Score: 64/100
• State rank: #166
• US rank: #14543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margaret, AL
• County: Saint Clair County · 54,404 people
• City population: 71
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,155
• Household income: $87,652
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 108.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% French/Haitian/Cajun 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: ▼ -64.20%
• Current HPI: 177.6589
• Rent YoY: ▲ 6.67%
• 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

-1.1% since first listed

20 events — show timeline

• 2026-06-03 Listed $275,000 Greater Alabama MLS
• 2023-11-09 Sold (MLS) $229,990 Greater Alabama MLS
• 2023-10-05 Price Changed $229,990 Greater Alabama MLS
• 2023-10-05 Pending — Greater Alabama MLS
• 2023-10-05 Price Changed $228,990 Greater Alabama MLS
• 2023-09-23 Price Changed $229,990 Greater Alabama MLS
• 2023-08-31 Price Changed $237,990 Greater Alabama MLS
• 2023-07-26 Price Changed $238,990 Greater Alabama MLS
• 2023-07-20 Price Changed $239,990 Greater Alabama MLS
• 2023-07-13 Price Changed $243,990 Greater Alabama MLS
• 2023-06-15 Price Changed $244,990 Greater Alabama MLS
• 2023-05-27 Price Changed $242,990 Greater Alabama MLS
• 2023-05-09 Price Changed $237,990 Greater Alabama MLS
• 2023-04-19 Price Changed $223,990 Greater Alabama MLS
• 2023-03-30 Price Changed $233,990 Greater Alabama MLS
• 2023-03-22 Price Changed $239,990 Greater Alabama MLS
• 2023-03-18 Price Changed $243,990 Greater Alabama MLS
• 2023-03-17 Relisted — Greater Alabama MLS
• 2022-09-29 Delisted — Greater Alabama MLS
• 2022-09-13 Listed $277,990 Greater Alabama MLS

Property tax history

-58.9%/yr

Latest (2025): $1,208 · -58.9% YoY. Source: county tax records.