700 Magnolia Crest Ct · Margaret, AL 35120

$219,000

3 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 42 Days on market

Built 2018 0.96 ac lot Est $225k · at est. $23/mo HOA · 1% of rent

---

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 +14.8/30.0
• ARV discount +8.7/15.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great one level home on 1+/-ac lot. 3 bedroom and 2 baths with 1 car main level garage. Low maintenance brick & vinyl.

Key facts

• Double sinks
• Covered patio
• Welcoming fireplace

Tags

• WELCOMING FIREPLACE
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot size approximately 0.96 acres; Subdivision: MAGNOLIA LAKE
• HOA & community: Annual association fee of $275 (fees include other); Association fee paid yearly

Exterior

• Parking: Attached front-entry garage with 1 garage space
• Utilities: Public water; Septic sewer; Electric water heater; Internet availability unknown
• Home design: Existing construction; Brick-over-foundation and other siding; Slab foundation
• Construction: Brick over foundation; Other siding
• Exterior features: No pool, patio, decks, or garden/patio; Not waterfront; Flood zone: No

Interior

• Kitchen: Solid surface countertops; Dishwasher (built-in); Microwave (built-in); Electric stove
• Bedrooms: Multiple bedrooms on main level
• Flooring: Hardwood laminate floors
• Bathrooms: Two full bathrooms; Separate shower
• Heating & cooling: Gas heating; Central electric cooling
• Interior features: Smooth ceilings; Tile fireplace in the den; One gas fireplace
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Pull-down attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $59 ($714/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 (21.3% below list).
• Recommended offer: $172k (21.3% 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: Odenville Elementary School (436 students, 67% 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 62% FRL vs 41% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 299 active listings in the ZIP; 7 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

• It's been on market 42 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $172,276 (21.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $224,917
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Americana Dr	0.31mi	3/2.0	1,392 (-0%)	2mo	$219,000	$157	80
565 Magnolia Crest Ct	0.11mi	3/2.0	1,336 (-4%)	9mo	$225,000	$168	76
503 Kincaid Cove Ln	0.41mi	3/2.0	1,468 (+5%)	2mo	$200,000	$136	67
125 Rockwell Cir	0.28mi	3/2.0	1,512 (+8%)	5mo	$235,000	$155	65
835 Magnolia Crest Ln	0.27mi	3/3.0	1,475 (+6%)	8mo	$245,000	$166	63
3020 Middlebrooke Xing	0.68mi	3/2.0	1,355 (-3%)	1mo	$217,484	$161	59
834 Kent Dr	0.33mi	4/2.0 (+1)	1,262 (-10%)	1mo	$220,000	$174	58
3030 Middlebrooke Xing	0.67mi	3/2.0	1,446 (+4%)	1mo	$237,850	$164	58
532 Kincaid Cove Ln	0.41mi	2/2.0 (-1)	1,287 (-8%)	3mo	$210,000	$163	56
3040 Middlebrooke Xing	0.66mi	3/2.0	1,472 (+5%)	1mo	$235,000	$160	56
555 Kincaid Cove Ln	0.37mi	4/2.0 (+1)	1,496 (+7%)	8mo	$194,500	$130	55
340 Hathaway Ln	0.41mi	2/2.0 (-1)	1,287 (-8%)	6mo	$185,000	$144	54

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-36,047
• Equity at exit: $32,654

10-year hold

• IRR: -13.5%
• Equity multiple: 0.29×
• Total profit: $-43,497
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$91
• HOA: −$23
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $59

Break-even live

Break-even rent $1,647

Max offer price $219,000

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $121	+0% $59	+5% $-2	+10% $-327
Rent	-10% $-77	-5% $-9	+0% $59	+5% $128	+10% $196
Rate	-1.0pp $170	-0.5pp $115	base $59	+0.5pp $3	+1.0pp $-55

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.27mi
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,599	$1.10	5d	1	0.29mi
830 Kent Dr Odenville, AL	3.0	2.0	1106	$1,480	$1.34	25d	1	0.31mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	21d	1	0.33mi
860 Kent Dr Odenville, AL	3.0	2.0	1081	$1,475	$1.36	23d	1	0.34mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	5d	1	0.80mi
1115 Brookhaven Dr Odenville, AL	3.0	2.0	1209	$1,623	$1.34	3d	1	0.99mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 15 events

1. 2026-06-15
   status $219,000 Pending 42 DOM
2. 2026-06-15
   days on market $219,000 Active 42 DOM
3. 2026-06-13
   pricedays on market $219,000 Active 40 DOM
4. 2026-06-10
   days on market $230,000 Active 37 DOM
5. 2026-06-09
   days on market $230,000 Active 36 DOM
6. 2026-06-08
   days on market $230,000 Active 35 DOM
7. 2026-06-07
   days on market $230,000 Active 34 DOM
8. 2026-06-03
   days on market $230,000 Active 30 DOM
9. 2026-06-02
   days on market $230,000 Active 29 DOM
10. 2026-06-01
    days on market $230,000 Active 28 DOM
11. 2026-05-31
    days on market $230,000 Active 27 DOM
12. 2026-05-04
    listed $235,000 Active
13. 2026-04-23
    soldstatus $235,000
14. 2018-03-16
    soldstatus $167,522 124-char remark

    Show marketing remark (124 chars)

    Great one level home on 1+/-ac lot. 3 bedroom and 2 baths with 1 car main level garage. Low maintenance brick & vinyl.

15. 2018-01-15
    listed $166,521 124-char remark

    Show marketing remark (124 chars)

    Great one level home on 1+/-ac lot. 3 bedroom and 2 baths with 1 car main level garage. Low maintenance brick & vinyl.

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$433/yr (+$36/mo · 93.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $20,673
• − Mortgage interest: −$12,267
• − Property taxes: −$465
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$276
• − Depreciation: −$6,371
• Taxable loss: −$3,109
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $1,460/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

• 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

+41.1% since first listed

4 events — show timeline

• 2026-05-04 Listed $235,000 Greater Alabama MLS
• 2026-04-23 Sold (Public Records) $235,000 Public Records
• 2018-03-16 Sold (MLS) $167,522 Greater Alabama MLS
• 2018-01-15 Listed $166,521 Greater Alabama MLS