9790 Alabama Highway 174 · Odenville, AL 35120

$89,000

3 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 12 Days on market

Built 1950 0.63 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
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity or perfect for a homeowner looking to build equity. Property needs some work but offers excellent potential and value-add opportunities. Bring your vision and make it your own!

Key facts

• 0.63 acre lot
• 3 garage spots
• Built 1950

Property features AI

Finance

• Other: Property parcel ID provided; Lot size approximately 0.63 acres; Per seller square footage

Exterior

• Parking: Front garage entry; 3 total garage spaces (main level)
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing construction; Single-story living (rooms listed at main level)
• Construction: Hardiplank siding; Crawl space foundation
• Exterior features: Siding (Hardiplank); Crawl space foundation; Not waterfront; No pool

Interior

• Kitchen: Laminate countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom with tub/shower combination (main level)
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Tile and vinyl floors; Wood-burning fireplace with masonry surround in the living room; No attic, loft, decks, patio, or garden/patio listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 16.4% 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.
• 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $615 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 + 0.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.82% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.02%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $247,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Jonathan Dr	0.29mi	4/2.0 (+1)	1,459 (+2%)	6mo	$216,500	$148	68
477 Savannah St	0.41mi	4/2.0 (+1)	1,459 (+2%)	2mo	$227,000	$156	66
1110 Shaggy Bark Ln	0.47mi	3/2.0	1,376 (-3%)	6mo	$244,900	$178	63
1120 Shaggy Bark Ln	0.48mi	3/2.0	1,376 (-3%)	6mo	$229,900	$167	63
1350 Long Leaf Ln	0.49mi	3/2.0	1,376 (-3%)	6mo	$219,900	$160	62
1645 Birch Bark Ln	0.56mi	4/2.0 (+1)	1,444 (+2%)	2mo	$259,900	$180	61
71 Forman Farm Rd	0.27mi	3/2.0	1,612 (+13%)	4mo	$289,900	$180	58
225 River Birch Ln	0.66mi	3/2.0	1,376 (-3%)	6mo	$239,900	$174	55
1650 Birch Bark Ln	0.56mi	4/2.0 (+1)	1,497 (+5%)	5mo	$259,900	$174	52
1630 Birch Bark Ln	0.53mi	3/2.0	1,281 (-10%)	3mo	$232,900	$182	52
1655 Birch Bark Ln	0.57mi	3/2.0	1,272 (-11%)	4mo	$244,900	$193	49
1505 Long Leaf Ln	0.61mi	4/2.5 (+1)	1,613 (+13%)	6mo	$249,350	$155	34

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: 29.0%
• Equity multiple: 2.17×
• Total profit: $29,207
• Equity at exit: $13,270

10-year hold

• IRR: 35.0%
• Equity multiple: 3.85×
• Total profit: $71,107
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$467
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $748

Break-even live

Break-even rent $672

Max offer price $89,000

Occupancy floor 49%

Sensitivity live

Price	-10% $798	-5% $773	+0% $748	+5% $723	+10% $698
Rent	-10% $620	-5% $684	+0% $748	+5% $812	+10% $876
Rate	-1.0pp $793	-0.5pp $771	base $748	+0.5pp $725	+1.0pp $702

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9759 Highway 174 Unit 108 Odenville, AL	2.0	1.0	875	$915	$1.05	2d	1	0.17mi
21 Porter Pl Odenville, AL	3.0	2.5	1689	$1,595	$0.94	20d	1	0.37mi
810 Hawthorn Ln Odenville, AL	3.0	2.0	1500	$1,381	$0.92	11d	1	0.47mi
265 Morning Mist Ln Odenville, AL	3.0	2.0	1586	$1,225	$0.77	22d	1	0.49mi
270 Morning Mist Ln Odenville, AL	3.0	2.0	1444	$1,695	$1.17	2d	1	0.50mi
940 Hawthorn Ln Odenville, AL	4.0	2.5	1821	$1,815	$1.00	22d	1	0.57mi
49 River Birch Ln Odenville, AL	4.0	2.0	1238	$1,723	$1.39	2d	1	0.63mi

Listing history 10 events

1. 2026-06-18
   days on market $89,000 Active 12 DOM
2. 2026-06-17
   days on market $89,000 Active 11 DOM
3. 2026-06-16
   days on market $89,000 Active 10 DOM
4. 2026-06-15
   days on market $89,000 Active 9 DOM
5. 2026-06-13
   pricedays on market $89,000 Active 7 DOM
6. 2026-06-10
   days on market $99,900 Active 4 DOM
7. 2026-06-09
   days on market $99,900 Active 3 DOM
8. 2026-06-08
   days on market $99,900 Active 2 DOM
9. 2026-06-07
   remarks 205-char remark
10. 2026-06-07
    listed $99,900 Active 1 DOM

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $365 · $30/mo
• Expected delta: +$39/yr (+$3/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,428
• − Mortgage interest: −$4,985
• − Property taxes: −$326
• − Insurance: −$445
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,589
• Taxable income: $7,974
• Est. tax owed @ 24.0%: −$1,914
• After-tax cash flow: $7,063/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 — 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

• Census place: Odenville, AL
• County: Saint Clair County · 54,404 people
• City population: 17,730
• 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

1 event — show timeline

• 2026-06-05 Listed $99,900 Greater Alabama MLS

Property tax history

+4.0%/yr

Latest (2025): $326 · +6.0% YoY. Source: county tax records.