35 Smith Glen Dr · Odenville, AL 35146

$250,000

3 bd · 1.0 ba · 1,699 sqft · SingleFamily public records · 26 Days on market

Built 2008 0.31 ac lot Est $229k · 9% over $50/mo HOA · 2% of rent

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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 +14.6/30.0
• DSCR +4.4/10.0
• ARV discount +3.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to Twelve Oaks! Lovely 3 bedroom 2 bath home situated on . 31+/- acre with partially fenced yard. This home features spacious livingroom open to a formal dining, gas fireplace, spacious kitchen with plenty of cabinet space and a breakfast area. Nice sized master bedroom in this split bedroom floor plan for plenty of PRIVACY. 2 additonal bedrooms and full bath. Unwind on your covered back patio with fenced in yard! This home has stairs going to attic that would be PERFECT FOR FUTURE EXPANSION. This community has so much to offer, a clubhouse, playground, in-ground community pool, walking trail, and stocked ponds! This home is a must see!!

Key facts

• Wood flooring
• Gas water heater
• Gas fireplace

Tags

• WOOD FLOORING
• GAS FIREPLACE
• GAS STOVE
• GAS WATER HEATER
• NEW MICROWAVE
• WHIRLPOOL WASHER AND DRYER

Property features AI

Finance

• Other: Property sits on an interior subdivision lot; Approximately 0.31 acres
• HOA & community: HOA fee of $150 quarterly; HOA covers common grounds maintenance, management, recreation facility, reserves for improvements, and utilities for common areas

Exterior

• Parking: Attached 2-car garage with side entry; Driveway parking; Additional parking available (parking pad/area)
• Security: Security system
• Utilities: Public water; Septic system; Electric water heater; Ceiling fans; Double-pane windows; Programmable thermostat; Ridge vent; Internet service available
• Home design: Single-family property (existing construction)
• Construction: One-side brick and brick-over-foundation with vinyl siding; Slab foundation; Year built: existing (no recent construction indicated)
• Exterior features: Fenced yard; Covered patio/porch; Covered patio; Community in-ground pool with perimeter fencing; Clubhouse, playground, pond, and fishing available in the community

Interior

• Kitchen: Eating area with pantry; Laminate countertops; Built-in dishwasher; Built-in microwave; Gas oven; Gas stove; Refrigerator included
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets
• Flooring: Carpet; Hardwood; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; Separate vanities; Combination tub/shower in secondary bath; Split bedroom layout
• Heating & cooling: Central heating; Central air
• Interior features: 9-foot+ smooth ceilings; Security system; Some window treatments to remain; Gas fireplace with stone surround, ventless design and gas logs in the living room
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $58 ($694/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 $200k (20.0% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.7% in Odenville — 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 67/100 on livability (#80 in AL) — a middle-class / working-renter tenant base. Strengths: employment 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: Odenville Elementary School (436 students, 67% FRL); Odenville Middle School (math 7% / reading 51%, grade F, #134 of 257 statewide, top 53%, 570 students, 67% 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 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the St Clair County average; the district grade overstates school quality for this exact location.
• Market conditions: 172 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 26 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $197k; 27% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,093 (20.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $229,365
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Smith Glen Dr	0.19mi	3/2.0	1,587 (-7%)	3mo	$235,000	$148	73
950 Clover Cir	0.22mi	3/2.0	1,601 (-6%)	12mo	$213,000	$133	66
885 Clover Cir	0.23mi	3/2.0	1,587 (-7%)	17mo	$200,000	$126	60
115 Clover Ln	0.25mi	3/2.0	1,587 (-7%)	16mo	$210,000	$132	60
725 Clover Cir	0.33mi	3/2.0	1,587 (-7%)	12mo	$214,900	$135	59
145 Clover Ln	0.27mi	3/2.0	1,601 (-6%)	18mo	$219,500	$137	58
985 Clover Cir	0.18mi	4/3.0 (+1)	1,665 (-2%)	23mo	$234,900	$141	56
880 Clover Cir	0.26mi	4/2.5 (+1)	1,889 (+11%)	13mo	$227,500	$120	48
20 Peaceful Ln	0.69mi	3/2.0	1,886 (+11%)	6mo	$295,000	$156	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-36,925
• Equity at exit: $37,276

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-27,802
• Equity at exit: $21,615

Cash invested: $70,000 (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 35146

• Home prices YoY: -15.8%
• Active inventory: 172
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $58

Break-even live

Break-even rent $1,928

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $199	-5% $129	+0% $58	+5% $-13	+10% $-84
Rent	-10% $-100	-5% $-21	+0% $58	+5% $137	+10% $216
Rate	-1.0pp $184	-0.5pp $121	base $58	+0.5pp $-7	+1.0pp $-73

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Clover Cir Springville, AL	4.0	2.5	2220	$1,775	$0.80	13d	1	0.26mi
555 Clover Cir Springville, AL	4.0	2.5	2220	$1,970	$0.89	21d	1	0.29mi
30 Meadows Dr Springville, AL	3.0	3.0	1770	$1,725	$0.97	5d	1	0.67mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gaspool

Listing history 21 events

1. 2026-06-22
   days on market $250,000 Active 26 DOM
2. 2026-06-18
   days on market $250,000 Active 23 DOM
3. 2026-06-17
   days on market $250,000 Active 22 DOM
4. 2026-06-16
   days on market $250,000 Active 21 DOM
5. 2026-06-15
   days on market $250,000 Active 20 DOM
6. 2026-06-13
   days on market $250,000 Active 18 DOM
7. 2026-06-10
   days on market $250,000 Active 15 DOM
8. 2026-06-09
   days on market $250,000 Active 14 DOM
9. 2026-06-08
   days on market $250,000 Active 13 DOM
10. 2026-06-07
    days on market $250,000 Active 12 DOM
11. 2026-06-03
    days on market $250,000 Active 8 DOM
12. 2026-06-02
    days on market $250,000 Active 7 DOM
13. 2026-06-01
    days on market $250,000 Active 6 DOM
14. 2026-05-31
    days on market $250,000 Active 5 DOM
15. 2026-05-26
    listed $250,000 Active
16. 2020-01-17
    soldstatus $196,900
17. 2020-01-16
    soldstatus $196,900 Sold 658-char remark

    Show marketing remark (658 chars)

    Welcome Home to Twelve Oaks! Lovely 3 bedroom 2 bath home situated on . 31+/- acre with partially fenced yard. This home features spacious livingroom open to a formal dining, gas fireplace, spacious kitchen with plenty of cabinet space and a breakfast area. Nice sized master bedroom in this split bedroom floor plan for plenty of PRIVACY. 2 additonal bedrooms and full bath. Unwind on your covered back patio with fenced in yard! This home has stairs going to attic that would be PERFECT FOR FUTURE EXPANSION. This community has so much to offer, a clubhouse, playground, in-ground community pool, walking trail, and stocked ponds! This home is a must see!!

18. 2019-12-09
    historical Contingent 658-char remark

    Show marketing remark (658 chars)

    Welcome Home to Twelve Oaks! Lovely 3 bedroom 2 bath home situated on . 31+/- acre with partially fenced yard. This home features spacious livingroom open to a formal dining, gas fireplace, spacious kitchen with plenty of cabinet space and a breakfast area. Nice sized master bedroom in this split bedroom floor plan for plenty of PRIVACY. 2 additonal bedrooms and full bath. Unwind on your covered back patio with fenced in yard! This home has stairs going to attic that would be PERFECT FOR FUTURE EXPANSION. This community has so much to offer, a clubhouse, playground, in-ground community pool, walking trail, and stocked ponds! This home is a must see!!

19. 2019-09-22
    listed $196,900 Active 658-char remark

    Show marketing remark (658 chars)

    Welcome Home to Twelve Oaks! Lovely 3 bedroom 2 bath home situated on . 31+/- acre with partially fenced yard. This home features spacious livingroom open to a formal dining, gas fireplace, spacious kitchen with plenty of cabinet space and a breakfast area. Nice sized master bedroom in this split bedroom floor plan for plenty of PRIVACY. 2 additonal bedrooms and full bath. Unwind on your covered back patio with fenced in yard! This home has stairs going to attic that would be PERFECT FOR FUTURE EXPANSION. This community has so much to offer, a clubhouse, playground, in-ground community pool, walking trail, and stocked ponds! This home is a must see!!

20. 2016-06-29
    soldstatus $160,000
21. 2010-12-22
    soldstatus $154,625

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$332/yr (+$28/mo · 47.9%)

ⓘ 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 ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,011
• − Mortgage interest: −$14,004
• − Property taxes: −$693
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$600
• − Depreciation: −$7,273
• Taxable loss: −$3,650
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $1,570/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 — Odenville

• Score: 67/100
• State rank: #80
• US rank: #10630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odenville, AL
• County: Saint Clair County · 54,404 people
• City population: 17,730
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 13,973
• Household income: $86,614
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 39.0

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 (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 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: ▼ -42.81%
• Current HPI: 228.507
• Rent YoY: —
• 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

+61.7% since first listed

7 events — show timeline

• 2026-05-26 Listed $250,000 Greater Alabama MLS
• 2020-01-17 Sold (Public Records) $196,900 Public Records
• 2020-01-16 Sold (MLS) $196,900 Greater Alabama MLS
• 2019-12-09 Contingent — Greater Alabama MLS
• 2019-09-22 Listed $196,900 Greater Alabama MLS
• 2016-06-29 Sold (Public Records) $160,000 Public Records
• 2010-12-22 Sold (Public Records) $154,625 Public Records

Property tax history

+3.3%/yr

Latest (2025): $693 · +0.0% YoY. Source: county tax records.