554 Village Springs Ln · Odenville, AL 35146

$235,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 6 Days on market

Built 2010 5,227 sqft lot Est $261k · 10% under $38/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 +13.4/30.0
• ARV discount +12.0/15.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the gorgeous photos! Legacy Springs is a gorgeous neighborhood with amenities galore. Spend time with friends and family fishing, walking, entertaining and swimming! We are excited to present 554 VILLAGE SPRINGS LN, a 3 bed, 2 bath home with a wonderful practical floor-plan. Vaulted ceilings in living room and master bedroom create a space that feels expansive. You'll find a Tray ceiling and breakfast area off kitchen. Large bedrooms and closets. A well sized fenced back yard has this home ready for kids, pets and privacy! This home has all the trim work in smooth ceilings, crown molding and Fresh paint throughout! The curb appeal is magazine worthy w/ the color accents and plenty of parking space with the over-sized driveway! We look forward to having you see your new home soon!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Property accessed via paved public road; Subdivision: Legacy Springs
• HOA & community: Annual association fee of $450; HOA covers common grounds maintenance, management fee, recreation facility, and utilities for common areas; Quarterly garbage fee

Exterior

• Parking: Front garage entry; 2-car garage; Driveway parking; Parking at main level
• Utilities: Public water; Connected sewer; Gas water heater; Underground utilities; Internet service availability unknown
• Home design: Existing construction; One-story living areas (rooms listed at main level)
• Construction: One-side brick and vinyl siding exterior; Slab foundation
• Exterior features: Fenced yard; Open patio; Garden/patio area; In-ground community pool; Community amenities include fishing, playground, and private lake

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Walk-in closets; Total bedroom(s) listed across main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; No special interior features listed
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $3 ($41/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 $183k (22.0% below list).
• Recommended offer: $183k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Springville Elementary School (math 36% / reading 67%, grade C-, #110 of 627 statewide, top 18%, 978 students, 34% FRL); Springville High School (math 37% / reading 32%, grade F, #47 of 305 statewide, top 17%, 766 students, 33% FRL).
• Market conditions: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago; this cycle's ask is 43% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; 43% 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; moderate 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 $183,344 (22.0% 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: 0.78% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $261,198
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Village Springs Cv	0.20mi	3/2.0	1,432 (+4%)	10mo	$200,000	$140	73
510 Village Springs Ln	0.12mi	3/2.0	1,232 (-11%)	6mo	$230,000	$187	67
75 Village Springs Cv	0.21mi	3/2.0	1,222 (-12%)	1mo	$227,000	$186	66
515 Village Springs Ln	0.11mi	3/2.0	1,232 (-11%)	23mo	$232,500	$189	53
1000 Legacy Cv S	0.68mi	3/2.0	1,526 (+10%)	1mo	$301,000	$197	46
1010 Legacy Cv S	0.68mi	3/2.0	1,501 (+9%)	13mo	$281,000	$187	39
940 Legacy Cv N	0.75mi	3/2.0	1,588 (+15%)	3mo	$328,650	$207	34
960 Legacy Cv N	0.74mi	3/2.5	1,588 (+15%)	4mo	$299,900	$189	31

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-37,947
• Equity at exit: $35,039

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-33,100
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$98
• HOA: −$38
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $3

Break-even live

Break-even rent $1,829

Max offer price $235,000

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $70	+0% $3	+5% $-63	+10% $-130
Rent	-10% $-141	-5% $-69	+0% $3	+5% $76	+10% $148
Rate	-1.0pp $122	-0.5pp $63	base $3	+0.5pp $-58	+1.0pp $-119

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Blackberry Cv Springville, AL	4.0	2.5	1762	$1,815	$1.03	3d	1	0.19mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 15 events

1. 2026-06-18
   days on market $235,000 Active 6 DOM
2. 2026-06-17
   days on market $235,000 Active 5 DOM
3. 2026-06-16
   days on market $235,000 Active 4 DOM
4. 2026-06-15
   remarks 316-char remark
5. 2026-06-15
   days on market $235,000 Active 3 DOM
6. 2026-06-13
   statusdays on market $235,000 Active 1 DOM
7. 2026-06-10
   remarks 227-char remark
8. 2026-06-10
   days on market $235,000 Coming Soon 10 DOM
9. 2026-06-09
   days on market $235,000 Coming Soon 9 DOM
10. 2026-06-08
    days on market $235,000 Coming Soon 8 DOM
11. 2026-06-07
    days on market $235,000 Coming Soon 7 DOM
12. 2026-06-03
    days on market $235,000 Coming Soon 3 DOM
13. 2026-06-02
    days on market $235,000 Coming Soon 2 DOM
14. 2026-06-01
    remarks 182-char remark
15. 2026-06-01
    listed $235,000 Coming Soon 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: $921 · $77/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$43/yr (+$4/mo · 4.6%)

ⓘ 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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,001
• − Mortgage interest: −$13,164
• − Property taxes: −$921
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − HOA: −$456
• − Depreciation: −$6,836
• Taxable loss: −$4,071
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,018/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

+11.9% since first listed

15 events — show timeline

• 2026-06-01 Coming Soon $235,000 Greater Alabama MLS
• 2020-03-20 Sold (Public Records) $164,900 Public Records
• 2020-02-28 Sold (MLS) $164,900 Greater Alabama MLS
• 2020-01-21 Contingent — Greater Alabama MLS
• 2020-01-18 Listed $164,900 Greater Alabama MLS
• 2020-01-16 Coming Soon $164,900 Greater Alabama MLS
• 2018-07-26 Sold (Public Records) $154,000 Public Records
• 2018-07-05 Sold (MLS) $154,000 Greater Alabama MLS
• 2018-05-28 Contingent — Greater Alabama MLS
• 2018-05-28 Listed $154,000 Greater Alabama MLS
• 2016-06-06 Sold (Public Records) $150,283 Public Records
• 2016-05-25 Sold (MLS) $150,000 Greater Alabama MLS
• 2016-04-26 Pending — Greater Alabama MLS
• 2015-11-02 Listed $152,000 Greater Alabama MLS
• 2009-12-10 Sold (Public Records) $210,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $921 · +0.0% YoY. Source: county tax records.