773 Freeze Mountain Dr · Argo, AL 35120

$134,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 21 Days on market

Built 2022 0.50 ac lot Est $140k · at est.

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Why this score? — see what drove the C+ 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +9.1/15.0
• 1% rule +7.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2022 Home on 0.50 Acres – Move-In Ready! Welcome home to this like-new 3 bedroom, 2 bathroom home built in 2022. Situated on a spacious half-acre lot, this property offers plenty of room to relax and entertain outdoors while enjoying privacy and room to roam. Inside, you’ll love the open-concept living area where the living room flows seamlessly into the eat-in kitchen — perfect for family gatherings and everyday living. The home features durable vinyl flooring throughout, making it low-maintenance and family-friendly. The kitchen offers ample cabinet space and a bright, functional layout . Conveniently located just minutes from I-59, Springville, Moody, Annisto

Key facts

• Ample cabinet space
• 0.50 acres
• 0.5 acre lot

Tags

• 0.50 ACRES
• OPEN-CONCEPT LIVING AREA
• DURABLE VINYL FLOORING
• AMPLE CABINET SPACE
• BRIGHT FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Manufactured home (Residential); Built in 2022; One-story living area of 1,216
• Construction: Vinyl siding
• Exterior features: Half-acre lot; Public water

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#198 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living 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); Springville High School (math 37% / reading 32%, grade F, #47 of 305 statewide, top 17%, 766 students, 33% FRL).
• Market conditions: Rents flat; 292 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $139,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Seminole Trl	0.23mi	3/2.0	1,280 (+5%)	9mo	$150,000	$117	73
250 Smith Ridge Way	0.45mi	3/2.0	1,280 (+5%)	17mo	$65,000	$51	56
225 Cedar Creek Rd	0.67mi	3/2.0	1,344 (+10%)	2mo	$155,000	$115	49

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,607
• Equity at exit: $20,114

10-year hold

• IRR: 4.9%
• Equity multiple: 1.32×
• Total profit: $12,008
• Equity at exit: $11,664

Cash invested: $37,772 (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: 292
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $365

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $459	-5% $412	+0% $365	+5% $319	+10% $272
Rent	-10% $236	-5% $301	+0% $365	+5% $430	+10% $495
Rate	-1.0pp $433	-0.5pp $400	base $365	+0.5pp $330	+1.0pp $295

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $134,900 Active 21 DOM
2. 2026-06-17
   remarks 681-char remark
3. 2026-06-17
   listed $134,900 Active 20 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,712
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,924
• Taxable income: $2,379
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,814/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 — Argo

• Score: 63/100
• State rank: #198
• US rank: #15812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Argo, AL
• County: Saint Clair County · 54,404 people
• 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

+349.7% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $134,900 VMLS
• 2026-05-28 Listed $139,900 VMLS
• 2026-05-15 Sold (Public Records) $30,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $188 · +0.0% YoY. Source: county tax records.