2839 Highway 174 · Argo, AL 35146

$49,900

2 bd · 2.0 ba · 950 sqft · Manufactured · 1 Days on market

Built 1972 1.00 ac lot

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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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper

Key facts

• Multiple structures
• Private oasis
• 1 acre property

Tags

• 1 ACRE PROPERTY
• MULTIPLE STRUCTURES
• PRIVATE OASIS
• INVESTMENT OPPORTUNITY
• RENOVATION PROJECT

Property features AI

Finance

• Other: Property parcel ID available
• Financial info: Fire fee amount: $225 (yearly); Garbage fee amount: $58 (quarterly)
• HOA & community: Subdivision: Mountain View Estates; Fire fee billed yearly; Garbage fee billed quarterly

Exterior

• Parking: On-street parking
• Security: No security features listed
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Existing property; Siding (other)
• Construction: Pillar/support foundation
• Exterior features: Covered deck; Storage building; Workshop

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Gas stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level; Den/Family room on main level; Mud room on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Bathrooms include tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Laundry on main level in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

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: 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; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $50k implies a 138% gain — meaningful room to come down on a strong offer.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.83% ✓
• Cap rate: 24.86%
• Cash-on-cash: 66.31%
• DSCR: 3.95
• GRM: 2.9

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: 65.6%
• Equity multiple: 3.94×
• Total profit: $41,112
• Equity at exit: $7,440

10-year hold

• IRR: 69.9%
• Equity multiple: 8.10×
• Total profit: $99,209
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $772

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 40%

Sensitivity live

Price	-10% $807	-5% $789	+0% $772	+5% $755	+10% $738
Rent	-10% $660	-5% $716	+0% $772	+5% $828	+10% $884
Rate	-1.0pp $797	-0.5pp $785	base $772	+0.5pp $759	+1.0pp $746

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 569-char remark
2. 2026-06-17
   listed $49,900 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.

Taxation est. · year 1

• Rental income: $16,967
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$1,452
• Taxable income: $9,007
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $7,104/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

• County: Saint Clair County · 54,404 people
• 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

+66.9% since first listed

4 events — show timeline

• 2026-06-17 Coming Soon $49,900 Greater Alabama MLS
• 2017-08-23 Sold (MLS) $21,000 Greater Alabama MLS
• 2017-07-05 Contingent — Greater Alabama MLS
• 2017-05-12 Listed $29,900 Greater Alabama MLS