60 Abingdon Trce · Margaret, AL 35120

$190,000

4 bd · 3.0 ba · 1,944 sqft · Manufactured public records · 55 Days on market

Built 2006 1.00 ac lot Est $198k · 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 +24.1/30.0
• ARV discount +9.4/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• 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 MLS

More Pictures Coming Soon! Large 4BR 2BA Home on Permanent Foundation - Cavalier Home Built in 2006. Large 1 Acre Yard. Large Master Bedroom with Shower and Separate Garden Tub. Split Bedrooms. Large Great Room. Home is mostly a sheetrock. Large Detached Garage for Parking or use as a workshop.

Key facts

• En suite bathroom
• Large deck
• Open floorplan

Tags

• FULL ACRE OF LAND
• MATURE TREES
• OPEN FLOORPLAN
• PRIMARY SUITE
• EN SUITE BATHROOM
• LARGE DECK

Property features AI

Finance

• Other: Garbage fee amount: $106 (quarterly)
• Financial info: Has down payment assistance available; Garbage fee collected quarterly
• HOA & community: No association fee

Exterior

• Parking: Detached garage; Side garage entry; 2 total garage spaces (2 on main level)
• Utilities: Public water; Septic system; Underground utilities; Internet service available
• Home design: Existing construction; Per tax report for square footage; Subdivision: Alla Don; One-acre lot
• Construction: Brick over foundation with vinyl siding; Crawl space foundation
• Exterior features: Open deck; No patio; No pool; Not waterfront; Flood plain: no

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in dishwasher; Built-in microwave; Electric oven; Refrigerator; Some stainless appliances
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Three full bathrooms; Separate shower; Separate vanities; Walk-in closets
• Heating & cooling: Electric heating; Central cooling
• Interior features: Split bedroom floor plan; Ceilings: other (see remarks)
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/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 $188k (0.9% below list).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); Saint Clair County High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 622 students, 58% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 36% district-wide (-17 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: Rents flat; 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $198,288
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Brookwood Ct	0.11mi	4/3.0	1,944 (0%)	19mo	$199,000	$102	79
100 Abingdon Trce	0.11mi	3/2.0 (-1)	1,824 (-6%)	2mo	$175,000	$96	74
80 Glendemere St	0.36mi	3/2.0 (-1)	1,956 (+1%)	6mo	$181,000	$93	68
105 Brookwood Ct	0.12mi	3/2.0 (-1)	1,680 (-14%)	12mo	$178,900	$106	53

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,612
• Equity at exit: $28,330

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,186
• Equity at exit: $16,428

Cash invested: $53,200 (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 35120

• Home prices YoY: -17.9%
• Rents YoY: 0.5%
• Active inventory: 292
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $375

Break-even live

Break-even rent $1,408

Max offer price $190,000

Occupancy floor 75%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,599	$1.10	3d	1	0.64mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	19d	1	0.67mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	3d	1	1.17mi

Listing history 20 events

1. 2026-06-18
   days on market $190,000 Active 55 DOM
2. 2026-06-17
   days on market $190,000 Active 54 DOM
3. 2026-06-16
   days on market $190,000 Active 53 DOM
4. 2026-06-15
   days on market $190,000 Active 52 DOM
5. 2026-06-13
   days on market $190,000 Active 50 DOM
6. 2026-06-10
   days on market $190,000 Active 47 DOM
7. 2026-06-09
   days on market $190,000 Active 46 DOM
8. 2026-06-08
   days on market $190,000 Active 45 DOM
9. 2026-06-07
   days on market $190,000 Active 44 DOM
10. 2026-06-03
    days on market $190,000 Active 40 DOM
11. 2026-06-02
    days on market $190,000 Active 39 DOM
12. 2026-06-01
    days on market $190,000 Active 38 DOM
13. 2026-05-31
    days on market $190,000 Active 37 DOM
14. 2026-04-24
    listed $190,000 Active
15. 2022-05-03
    soldstatus $180,000
16. 2022-05-02
    soldstatus $180,000 Sold 295-char remark

    Show marketing remark (295 chars)

    More Pictures Coming Soon! Large 4BR 2BA Home on Permanent Foundation - Cavalier Home Built in 2006. Large 1 Acre Yard. Large Master Bedroom with Shower and Separate Garden Tub. Split Bedrooms. Large Great Room. Home is mostly a sheetrock. Large Detached Garage for Parking or use as a workshop.

17. 2022-03-22
    historical Contingent 295-char remark

    Show marketing remark (295 chars)

    More Pictures Coming Soon! Large 4BR 2BA Home on Permanent Foundation - Cavalier Home Built in 2006. Large 1 Acre Yard. Large Master Bedroom with Shower and Separate Garden Tub. Split Bedrooms. Large Great Room. Home is mostly a sheetrock. Large Detached Garage for Parking or use as a workshop.

18. 2022-03-18
    listed $159,900 Active 295-char remark

    Show marketing remark (295 chars)

    More Pictures Coming Soon! Large 4BR 2BA Home on Permanent Foundation - Cavalier Home Built in 2006. Large 1 Acre Yard. Large Master Bedroom with Shower and Separate Garden Tub. Split Bedrooms. Large Great Room. Home is mostly a sheetrock. Large Detached Garage for Parking or use as a workshop.

19. 2022-03-07
    historical $159,900 295-char remark

    Show marketing remark (295 chars)

    More Pictures Coming Soon! Large 4BR 2BA Home on Permanent Foundation - Cavalier Home Built in 2006. Large 1 Acre Yard. Large Master Bedroom with Shower and Separate Garden Tub. Split Bedrooms. Large Great Room. Home is mostly a sheetrock. Large Detached Garage for Parking or use as a workshop.

20. 2005-01-19
    soldstatus $76,500

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$340/yr (+$28/mo · 77.3%)

ⓘ 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 · 20 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: $22,596
• − Mortgage interest: −$10,643
• − Property taxes: −$439
• − Insurance: −$950
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$5,527
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $4,164/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

• Census place: Margaret, AL
• 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

+148.4% since first listed

7 events — show timeline

• 2026-04-24 Listed $190,000 Greater Alabama MLS
• 2022-05-03 Sold (Public Records) $180,000 Public Records
• 2022-05-02 Sold (MLS) $180,000 Greater Alabama MLS
• 2022-03-22 Contingent — Greater Alabama MLS
• 2022-03-18 Listed $159,900 Greater Alabama MLS
• 2022-03-07 Coming Soon $159,900 Greater Alabama MLS
• 2005-01-19 Sold (Public Records) $76,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $439 · +0.0% YoY. Source: county tax records.