3705 Cook Springs Rd · Odenville, AL 35125

$90,000

4 bd · 1.0 ba · 2,356 sqft · Manufactured public records · 106 Days on market

Built 2002 8.50 ac lot ↓ 10% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The subject property consists of a manufactured home situated on approximately 8 acres in Pell City, AL, offering a larger parcel with a rural setting and privacy. The home features 4 bedrooms and 2 bathrooms with a functional layout and ample interior space. The property presents an opportunity for improvement and updates, as it will require renovation to reach full market potential. The surrounding acreage is a strong contributing factor, providing flexibility for a variety of uses and enhancing overall appeal to buyers seeking land value along with residential potential.

Key facts

• 8.5 acre lot
• Built 2002
• Listed 106 days

Property features AI

Finance

• Other: Located in Cook Springs subdivision
• Financial info: Has down payment assistance

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Gas water heater; Internet service availability unknown
• Home design: Existing construction; Siding (other) exterior
• Construction: Pillars/support foundation
• Exterior features: No waterfront; No pool; No patio; No decks; Property outside flood plain; 8.5 acres

Interior

• Kitchen: Butcher block countertops; Dishwasher (built-in), electric oven, gas stove, refrigerator
• Bedrooms: Four bedrooms on the main level
• Flooring: Hardwood laminate flooring
• Bathrooms: Two full bathrooms with garden tub and tub/shower combo
• Heating & cooling: No heat system listed; No air conditioning listed
• Interior features: Smooth ceilings; See-through woodburning fireplace in the living room; No additional interior features listed
• Laundry & utility: Main-level laundry room with washer hookup and electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eden Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 394 students, 68% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL).
• Market conditions: 63 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.88% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.89%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.38×
• Total profit: $34,740
• Equity at exit: $13,419

10-year hold

• IRR: 39.7%
• Equity multiple: 4.72×
• Total profit: $93,730
• Equity at exit: $7,782

Cash invested: $25,200 (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 35125

• Home prices YoY: -22.0%
• Active inventory: 63
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $775

Break-even live

Break-even rent $710

Max offer price $90,000

Occupancy floor 49%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $90,000 Pending 106 DOM
2. 2026-06-03
   days on market $90,000 Active 105 DOM
3. 2026-06-02
   days on market $90,000 Active 104 DOM
4. 2026-06-01
   days on market $90,000 Active 103 DOM
5. 2026-05-31
   days on market $90,000 Active 102 DOM
6. 2026-05-01
   price $90,000
7. 2026-03-25
   price $95,000
8. 2026-02-18
   listed $100,000 Active

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $614 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,283
• − Mortgage interest: −$5,041
• − Property taxes: −$614
• − Insurance: −$450
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$2,618
• Taxable income: $8,314
• Est. tax owed @ 24.0%: −$1,995
• After-tax cash flow: $7,300/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 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

• City population: 17,730
• Population (ZIP): 10,969

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 9% Two or more races 5% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -51.53%
• Current HPI: 182.9461
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $90,000 Greater Alabama MLS
• 2026-03-25 Price Changed $95,000 Greater Alabama MLS
• 2026-02-18 Listed $100,000 Greater Alabama MLS

Property tax history

+30.6%/yr

Latest (2025): $614 · +0.0% YoY. Source: county tax records.