120 Briar Ridge Ln · Argo, AL 35120

$150,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 6 Days on market

Built 2010 0.30 ac lot Est $208k · 28% under $25/mo HOA · 1% of rent

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• 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

This home is adorable and move in ready! It has a spacious living room and open kitchen area, laundry and dining room. All appliances to remain (including front loading washer & dryer). The master suite is spacious, back patio is covered and the large level backyard is fenced. Great for 1st time home buyer or someone wanting to down size. Call today to set up an appointment!

Key facts

• Covered patios
• Fenced-in backyard
• 0.3 acre lot

Tags

• FENCED-IN BACKYARD
• COVERED PATIOS

Property features AI

Finance

• Financial info: Quarterly garbage fee of $65
• HOA & community: Association fee of $300 per year (includes management fee)

Exterior

• Parking: Attached garage with front entry; Driveway parking; Total 1 garage space (main level)
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available
• Home design: Existing construction; Vinyl siding; Slab foundation; Subdivision: Briar Ridge
• Construction: Vinyl siding construction; Slab foundation
• Exterior features: Fenced yard; Covered patio; Garden/patio

Interior

• Kitchen: Laminate countertops; Built-in dishwasher, built-in microwave, electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms with separate shower and tub/shower combo
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Smooth ceilings; No special interior features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup and electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: Margaret Elementary (math 29% / reading 57%, grade F, #204 of 627 statewide, top 33%, 727 students, 58% FRL); Springville High School (math 37% / reading 32%, grade F, #47 of 305 statewide, top 17%, 766 students, 33% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents flat; 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.15% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $207,684
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Briar Ridge Cir	0.12mi	3/2.0	1,242 (-3%)	10mo	$195,000	$157	77
157 Sweetgum Ln	0.18mi	3/2.0	1,444 (+13%)	12mo	$225,000	$156	56
155 Earl Owens Dr	0.71mi	3/2.0	1,380 (+8%)	12mo	$236,000	$171	40
255 Earl Owens Dr	0.73mi	3/2.0	1,421 (+11%)	20mo	$230,000	$162	27

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-968
• Equity at exit: $22,365

10-year hold

• IRR: 6.4%
• Equity multiple: 1.43×
• Total profit: $17,987
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$62
• HOA: −$25
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $434

Break-even live

Break-even rent $1,175

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $519	-5% $476	+0% $434	+5% $391	+10% $349
Rent	-10% $298	-5% $366	+0% $434	+5% $502	+10% $570
Rate	-1.0pp $509	-0.5pp $472	base $434	+0.5pp $395	+1.0pp $355

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Briar Ridge Ln Odenville, AL	3.0	2.5	1650	$1,555	$0.94	2d	1	0.06mi
125 Deer Creek Dr Odenville, AL	3.0	2.0	1492	$1,580	$1.06	16d	1	0.95mi
80 Deer Creek Dr Odenville, AL	4.0	2.0	1595	$1,435	$0.90	2d	1	0.97mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $150,000 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: $654 · $54/mo
• Projected year-2 tax: $654 · $54/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,694
• − Mortgage interest: −$8,402
• − Property taxes: −$654
• − Insurance: −$750
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$300
• − Depreciation: −$4,364
• Taxable income: $2,913
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $4,506/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

• Census place: Argo, 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

+25.1% since first listed

6 events — show timeline

• 2026-06-12 Listed $150,000 Greater Alabama MLS
• 2014-04-24 Sold (Public Records) $119,400 Public Records
• 2014-04-22 Sold (MLS) $119,400 HSBOR
• 2014-04-22 Sold (MLS) $119,400 Greater Alabama MLS
• 2014-02-09 Listed $119,900 HSBOR
• 2014-02-09 Listed $119,900 Greater Alabama MLS

Property tax history

+6.1%/yr

Latest (2025): $654 · +0.0% YoY. Source: county tax records.