265 Americana Dr · Margaret, AL 35120

$219,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 5 Days on market

Built 2022 4,356 sqft lot Est $229k · at est. ↓ 2% 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 +14.5/30.0
• ARV discount +9.3/15.0
• DSCR +4.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brookhaven Dr Lot 88 FOSTER II PLAN

Key facts

• Walk-in closet
• Spacious kitchen
• Fenced backyard

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Garbage fee $45 quarterly
• Financial info: Down payment assistance available; Garbage fee charged quarterly
• HOA & community: Association dues billed yearly; Association fee includes common grounds maintenance; Association fee amount $360 annually; Community amenities include pool

Exterior

• Parking: Attached garage with front entry; Two garage spaces (main level); Driveway parking; Additional parking (parking at main/level)
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available; Underground utilities
• Home design: Single-family property (existing construction); One level (rooms listed at level 1); 1 side brick and vinyl siding exterior; Slab foundation
• Construction: 1 side brick and vinyl siding construction; Slab foundation
• Exterior features: Fenced yard; Covered patio; Garden/patio area; Community in-ground pool with perimeter fencing; Interior lot; Underground utilities

Interior

• Kitchen: Eating area; Pantry; Laminate countertops; Dishwasher (built-in); Built-in microwave; Electric oven; Electric stove; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9 ft. and higher smooth ceilings; Some window treatments remain; No attic; No loft; No split foyer or split level features; No additional interior features listed
• Laundry & utility: Laundry on main level (closet); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $172k (21.9% below list).
• Recommended offer: $172k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Margaret Elementary (math 29% / reading 57%, grade F, #204 of 627 statewide, top 33%, 727 students, 58% FRL); Moody Middle School (math 20% / reading 61%, grade F, #56 of 257 statewide, top 22%, 524 students, 61% FRL); Saint Clair County High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 622 students, 58% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 299 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $171,775 (21.9% below list)

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. 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?
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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $229,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Americana Dr	0.18mi	3/2.0	1,392 (+2%)	2mo	$219,000	$157	83
3020 Middlebrooke Xing	0.42mi	3/2.0	1,355 (-1%)	1mo	$217,484	$161	74
834 Kent Dr	0.10mi	4/2.0 (+1)	1,262 (-8%)	1mo	$220,000	$174	73
3030 Middlebrooke Xing	0.42mi	3/2.0	1,446 (+6%)	1mo	$237,850	$164	66
1145 Brookhaven Ln	0.56mi	3/2.0	1,337 (-2%)	1mo	$224,940	$168	66
3040 Middlebrooke Xing	0.41mi	3/2.0	1,472 (+8%)	1mo	$235,000	$160	63
230 Andrew Ln	0.57mi	3/2.0	1,457 (+7%)	0mo	$255,000	$175	58
1210 Brookhaven Ln	0.62mi	3/2.0	1,446 (+6%)	2mo	$228,450	$158	56
1250 Brookhaven Ln	0.66mi	3/2.0	1,446 (+6%)	1mo	$226,608	$157	54
1135 Brookhaven Ln	0.55mi	3/2.0	1,216 (-11%)	1mo	$214,886	$177	51
1175 Brookhaven Ln	0.59mi	3/2.0	1,234 (-10%)	2mo	$213,000	$173	51
310 Sterling Pl	0.68mi	3/2.0	1,539 (+13%)	1mo	$269,900	$175	42

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-36,814
• Equity at exit: $32,788

10-year hold

• IRR: -14.0%
• Equity multiple: 0.27×
• Total profit: $-44,932
• Equity at exit: $19,013

Cash invested: $61,572 (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 35120

• Home prices YoY: -17.9%
• Rents YoY: 0.5%
• Active inventory: 299
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $50

Break-even live

Break-even rent $1,655

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $174	-5% $112	+0% $50	+5% $-13	+10% $-75
Rent	-10% $-86	-5% $-18	+0% $50	+5% $117	+10% $185
Rate	-1.0pp $160	-0.5pp $105	base $50	+0.5pp $-7	+1.0pp $-65

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Kent Dr Odenville, AL	3.0	2.0	1106	$1,475	$1.33	25d	1	0.11mi
860 Kent Dr Odenville, AL	3.0	2.0	1081	$1,475	$1.36	23d	1	0.12mi
830 Kent Dr Odenville, AL	3.0	2.0	1106	$1,480	$1.34	25d	1	0.12mi
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,599	$1.10	5d	1	0.14mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	21d	1	0.17mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	5d	1	0.56mi
1115 Brookhaven Dr Odenville, AL	3.0	2.0	1209	$1,623	$1.34	3d	1	0.76mi
15 Stevens Cove Dr Moody, AL	3.0	2.5	1401	$1,715	$1.22	3d	1	1.31mi

Listing history 27 events

1. 2026-06-22
   days on market $219,900 Active 5 DOM
2. 2026-06-18
   days on market $219,900 Active 2 DOM
3. 2026-06-16
   days on marketlisting id $219,900 Active 1 DOM
4. 2026-06-15
   days on market $219,900 Active 60 DOM
5. 2026-06-13
   days on market $219,900 Active 58 DOM
6. 2026-06-10
   days on market $219,900 Active 55 DOM
7. 2026-06-09
   days on market $219,900 Active 54 DOM
8. 2026-06-08
   days on market $219,900 Active 53 DOM
9. 2026-06-07
   days on market $219,900 Active 52 DOM
10. 2026-06-03
    days on market $219,900 Active 48 DOM
11. 2026-06-02
    days on market $219,900 Active 47 DOM
12. 2026-06-01
    days on market $219,900 Active 46 DOM
13. 2026-05-31
    days on market $219,900 Active 45 DOM
14. 2026-05-14
    price $219,900
15. 2026-04-23
    price $229,900
16. 2026-04-16
    listed $235,000 Active
17. 2026-04-10
    historical $235,000
18. 2022-06-27
    soldstatus $234,900 Sold 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

19. 2022-03-25
    status Pending 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

20. 2022-03-14
    price $234,900 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

21. 2022-03-12
    price $235,000 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

22. 2022-03-03
    price $237,570 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

23. 2022-03-02
    price $238,000 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

24. 2022-02-19
    price $237,570 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

25. 2022-02-15
    price $242,570 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

26. 2022-02-10
    price $242,070 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

27. 2022-01-10
    listed $225,070 Active 37-char remark

    Show marketing remark (37 chars)

    Brookhaven Dr Lot 88 FOSTER II PLAN

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$150/yr (+$12/mo · 19.9%)

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

Taxation est. · year 1

• Rental income: $20,613
• − Mortgage interest: −$12,318
• − Property taxes: −$752
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$6,397
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,375/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): 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

-2.3% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $219,900 Greater Alabama MLS
• 2026-04-23 Price Changed $229,900 Greater Alabama MLS
• 2026-04-16 Listed $235,000 Greater Alabama MLS
• 2026-04-10 Coming Soon $235,000 Greater Alabama MLS
• 2022-06-27 Sold (MLS) $234,900 Greater Alabama MLS
• 2022-03-25 Pending — Greater Alabama MLS
• 2022-03-14 Price Changed $234,900 Greater Alabama MLS
• 2022-03-12 Price Changed $235,000 Greater Alabama MLS
• 2022-03-03 Price Changed $237,570 Greater Alabama MLS
• 2022-03-02 Price Changed $238,000 Greater Alabama MLS
• 2022-02-19 Price Changed $237,570 Greater Alabama MLS
• 2022-02-15 Price Changed $242,570 Greater Alabama MLS
• 2022-02-10 Price Changed $242,070 Greater Alabama MLS
• 2022-01-10 Listed $225,070 Greater Alabama MLS

Property tax history

+3.9%/yr

Latest (2025): $752 · +0.0% YoY. Source: county tax records.