285 Mcginnis St · Springville, AL 35146

$258,900

4 bd · 1.5 ba · 1,223 sqft · SingleFamily public records · 41 Days on market

Built 2020 0.41 ac lot Est $236k · 10% over

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Why this score? — see what drove the F 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 +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• ARV discount +3.1/15.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Springville Schools 4 bedroom 2 full baths and 1 half bath, home with granite throughout. New construction, just completed all electric covered back deck partially fenced yard. No Carpet and All new stainless appliances. Everything Brand new without all the fuss of a neighborhood. Wont last long come check it out!

Key facts

• Covered deck
• Walk-in closets
• Granite countertops

Tags

• OPEN-CONCEPT FLOORPLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED DECK
• PRIVATE EN-SUITE BATHROOM
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Lot size approximately 0.41 acre; Subdivision: Forest Park
• HOA & community: No association fee

Exterior

• Parking: Front garage entry; Attached garage (1 garage space reported)
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: One-side brick with vinyl siding; Basement foundation; Existing (established) construction
• Construction: 1-side brick exterior with vinyl siding
• Exterior features: Fenced yard; Covered and open decks

Interior

• Kitchen: Stone countertops; Built-in dishwasher; Built-in microwave; Electric oven; Electric stove; Refrigerator
• Bedrooms: Main level: Master bedroom and additional bedrooms; Basement: Additional bedrooms (daylight basement)
• Flooring: Hardwood laminate floors
• Bathrooms: Two full bathrooms; One half bathroom; Tub/shower combos; Master bath on main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split foyer entry; Smooth ceilings; Finished and unfinished daylight basement; Pull-down attic; Some stainless appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement (garage area access)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (25.5% below list).
• Recommended offer: $193k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Springville — 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 72/100 on livability (#30 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute 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 $8k 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 41 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $192,952 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $236,039
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 Mcginnis St	0.05mi	3/2.0 (-1)	1,276 (+4%)	1mo	$179,000	$140	83
955 Robinson St	0.23mi	3/2.0 (-1)	1,357 (+11%)	14mo	$262,500	$193	52

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-42,316
• Equity at exit: $38,603

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-37,680
• Equity at exit: $22,385

Cash invested: $72,492 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-4

Break-even live

Break-even rent $1,934

Max offer price $258,257

Occupancy floor 95%

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: $64,725
• Closing costs: $7,767
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
290 Mill Rd Springville, AL	3.0	2.0	1395	$1,551	$1.11	16d	1	0.72mi

Listing history 18 events

1. 2026-06-18
   days on market $258,900 Active 41 DOM
2. 2026-06-17
   days on market $258,900 Active 40 DOM
3. 2026-06-16
   days on market $258,900 Active 39 DOM
4. 2026-06-15
   days on market $258,900 Active 38 DOM
5. 2026-06-13
   days on market $258,900 Active 36 DOM
6. 2026-06-10
   days on market $258,900 Active 33 DOM
7. 2026-06-09
   days on market $258,900 Active 32 DOM
8. 2026-06-08
   days on market $258,900 Active 31 DOM
9. 2026-06-07
   days on market $258,900 Active 30 DOM
10. 2026-06-03
    days on market $258,900 Active 26 DOM
11. 2026-06-02
    days on market $258,900 Active 25 DOM
12. 2026-06-01
    days on market $258,900 Active 24 DOM
13. 2026-05-31
    days on market $258,900 Active 23 DOM
14. 2026-05-08
    listed $258,900 Active
15. 2026-04-01
    soldstatus $235,000
16. 2021-03-03
    soldstatus $190,000 Sold 315-char remark

    Show marketing remark (315 chars)

    Springville Schools 4 bedroom 2 full baths and 1 half bath, home with granite throughout. New construction, just completed all electric covered back deck partially fenced yard. No Carpet and All new stainless appliances. Everything Brand new without all the fuss of a neighborhood. Wont last long come check it out!

17. 2020-12-31
    historical Contingent 315-char remark

    Show marketing remark (315 chars)

    Springville Schools 4 bedroom 2 full baths and 1 half bath, home with granite throughout. New construction, just completed all electric covered back deck partially fenced yard. No Carpet and All new stainless appliances. Everything Brand new without all the fuss of a neighborhood. Wont last long come check it out!

18. 2020-12-10
    listed $199,000 Active 315-char remark

    Show marketing remark (315 chars)

    Springville Schools 4 bedroom 2 full baths and 1 half bath, home with granite throughout. New construction, just completed all electric covered back deck partially fenced yard. No Carpet and All new stainless appliances. Everything Brand new without all the fuss of a neighborhood. Wont last long come check it out!

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$313/yr (+$26/mo · 41.8%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,154
• − Mortgage interest: −$14,502
• − Property taxes: −$749
• − Insurance: −$1,294
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$7,532
• Taxable loss: −$4,628
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $1,067/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 — Springville

• Score: 72/100
• State rank: #30
• US rank: #6213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springville, AL
• County: Saint Clair County · 54,404 people
• City population: 13,973
• 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

+30.1% since first listed

5 events — show timeline

• 2026-05-08 Listed $258,900 Greater Alabama MLS
• 2026-04-01 Sold (Public Records) $235,000 Public Records
• 2021-03-03 Sold (MLS) $190,000 Greater Alabama MLS
• 2020-12-31 Contingent — Greater Alabama MLS
• 2020-12-10 Listed $199,000 Greater Alabama MLS

Property tax history

+19.2%/yr

Latest (2025): $749 · -0.9% YoY. Source: county tax records.