2066 Queens Ct · Moody, AL 35004

$180,000

2 bd · 1.0 ba · 1,039 sqft · Townhouse public records · 68 Days on market

Built 2007 4,356 sqft lot Est $199k · 10% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +13.1/30.0
• ARV discount +11.9/15.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2 bedroom 2 bath townhome in Moody! Enjoy the privacy of your master suite on one end of the house. Walk-in closet, garden tub and separate shower. Other bedroom has its own full bath. Spacious great room with eating area. 1 car garage. Patio area out back to enjoy your fenced back yard.

Key facts

• Master suite
• Fenced back yard
• Walk-in closet

Tags

• MASTER SUITE
• WALK-IN CLOSET
• GARDEN TUB
• SEPARATE SHOWER
• FENCED BACK YARD

Property features AI

Finance

• Other: Parcel ID: 25-07-35-0-009-114.000; Lot number 31; Subdivision: KENSINGTON PARC
• Financial info: Monthly fire fee of $40; Monthly garbage fee of $50; Down payment assistance available
• HOA & community: HOA with annual fee of $150; HOA covers common grounds maintenance

Exterior

• Parking: Front garage entry; Driveway parking; 1-car garage (main level)
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet availability unknown
• Home design: Existing construction; One-story entry (all main-level rooms listed); 1 side brick exterior
• Construction: Slab foundation
• Exterior features: Open patio

Interior

• Kitchen: Stone countertops; Electric cooktop; Built-in dishwasher; Electric oven
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; Separate shower and separate vanities in master bath
• Heating & cooling: Central heating; Central cooling
• Interior features: 9-foot-plus ceilings; Pull-down attic; Living/dining area
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-7 ($-80/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.1% below list).
• Recommended offer: $158k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Moody — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#191 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: Moody Elementary School (math 47% / reading 67%, grade C+, #76 of 627 statewide, top 13%, 835 students, 54% FRL); Moody Middle School (math 20% / reading 61%, grade F, #56 of 257 statewide, top 22%, 524 students, 61% FRL); Moody High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 687 students, 50% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 84 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,260 (12.1% 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 68 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $199,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2127 Kings Ct	0.10mi	2/2.0	1,039 (0%)	1mo	$195,000	$188	90
2113 Kings Ct	0.10mi	2/2.0	1,039 (0%)	3mo	$199,000	$192	88
2305 Crowns Ln	0.07mi	2/2.0	1,039 (0%)	23mo	$199,900	$192	74

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 · 6.67% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.53×
• Total profit: $-23,503
• Equity at exit: $26,839

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $5,932
• Equity at exit: $15,563

Cash invested: $50,400 (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 35004

• Home prices YoY: -26.5%
• Rents YoY: 6.7%
• Active inventory: 84
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$13
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-7

Break-even live

Break-even rent $1,591

Max offer price $179,033

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $56	+0% $-7	+5% $-69	+10% $-131
Rent	-10% $-132	-5% $-69	+0% $-7	+5% $56	+10% $118
Rate	-1.0pp $84	-0.5pp $39	base $-7	+0.5pp $-53	+1.0pp $-101

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2530 Joey Adkins Dr Moody, AL	3.0	2.0	1247	$1,495	$1.20	16d	1	1.14mi
1135 Avalon Dr Moody, AL	3.0	2.0	1466	$1,849	$1.26	12d	1	1.22mi
6000 Barrington Pkwy Moody, AL	2.0–3.0	2.0	1232	$850	$0.69	3d	1	1.26mi
1136 Washington Dr Moody, AL	3.0	2.0	1423	$1,823	$1.28	3d	1	1.40mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 21 events

1. 2026-06-22
   days on market $180,000 Active 68 DOM
2. 2026-06-19
   price $180,000 Active 65 DOM
3. 2026-06-18
   days on market $185,000 Active 65 DOM
4. 2026-06-17
   days on market $185,000 Active 64 DOM
5. 2026-06-16
   days on market $185,000 Active 63 DOM
6. 2026-06-15
   days on market $185,000 Active 62 DOM
7. 2026-06-13
   days on market $185,000 Active 60 DOM
8. 2026-06-10
   days on market $185,000 Active 57 DOM
9. 2026-06-09
   days on market $185,000 Active 56 DOM
10. 2026-06-08
    days on market $185,000 Active 55 DOM
11. 2026-06-07
    days on market $185,000 Active 54 DOM
12. 2026-06-03
    days on market $185,000 Active 50 DOM
13. 2026-06-02
    days on market $185,000 Active 49 DOM
14. 2026-06-01
    days on market $185,000 Active 48 DOM
15. 2026-05-31
    days on market $185,000 Active 47 DOM
16. 2026-05-20
    price $185,000
17. 2026-04-13
    listed $190,000 Active
18. 2021-07-01
    soldstatus $150,000
19. 2021-06-30
    soldstatus $150,000 Sold 299-char remark

    Show marketing remark (299 chars)

    Immaculate 2 bedroom 2 bath townhome in Moody! Enjoy the privacy of your master suite on one end of the house. Walk-in closet, garden tub and separate shower. Other bedroom has its own full bath. Spacious great room with eating area. 1 car garage. Patio area out back to enjoy your fenced back yard.

20. 2021-05-17
    historical Contingent 299-char remark

    Show marketing remark (299 chars)

    Immaculate 2 bedroom 2 bath townhome in Moody! Enjoy the privacy of your master suite on one end of the house. Walk-in closet, garden tub and separate shower. Other bedroom has its own full bath. Spacious great room with eating area. 1 car garage. Patio area out back to enjoy your fenced back yard.

21. 2021-05-10
    listed $142,900 Active 299-char remark

    Show marketing remark (299 chars)

    Immaculate 2 bedroom 2 bath townhome in Moody! Enjoy the privacy of your master suite on one end of the house. Walk-in closet, garden tub and separate shower. Other bedroom has its own full bath. Spacious great room with eating area. 1 car garage. Patio area out back to enjoy your fenced back yard.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 21 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: $18,991
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$156
• − Depreciation: −$5,236
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $669/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 — Moody

• Score: 63/100
• State rank: #191
• US rank: #15571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moody, AL
• County: Saint Clair County · 54,404 people
• City population: 12,155
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 12,155
• Household income: $87,652
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 108.0

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 (78%)
• Race & ethnicity: White 78% Black 13% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Tagalog/Filipino 1% Spanish 1% French/Haitian/Cajun 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: ▼ -64.20%
• Current HPI: 177.6589
• Rent YoY: ▲ 6.67%
• 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

+29.5% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $185,000 Greater Alabama MLS
• 2026-04-13 Listed $190,000 Greater Alabama MLS
• 2021-07-01 Sold (Public Records) $150,000 Public Records
• 2021-06-30 Sold (MLS) $150,000 Greater Alabama MLS
• 2021-05-17 Contingent — Greater Alabama MLS
• 2021-05-10 Listed $142,900 Greater Alabama MLS