294 Mcginnis St · Springville, AL 35146

$205,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 4 Days on market

Built 1996 Good condition 0.45 ac lot Est $139k · 47% over

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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 +18.4/30.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home. This 3 bedroom 2 bath home has been completed remodeled and is move in ready. It has a new roof, new hvac, new hot water heater, new cabinets, new flooring and paint throughout and much more. This half acre lot is flat with a paved driveway and walking distance to the Elementary school and the Big Springs Park. Inside the home you have an updated kitchen with new appliances and an island perfect for entertaining. The master bedroom has a large walk-in closet and the master bath has a double vanity, with a garden tub and separate shower. This home is a must see and qualifies for FHA or VA financing with minimal to no down payment! Give me a call to check it out.

Key facts

• New hvac
• New flooring
• New hot water heater

Tags

• NEW ROOF
• NEW HVAC
• NEW HOT WATER HEATER
• NEW CABINETS
• NEW FLOORING
• UPDATED KITCHEN

Property features AI

Finance

• Other: Lot size approximately 0.45 acres

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service available (AT&T)
• Home design: Existing home; Vinyl siding construction
• Construction: Crawl space foundation
• Exterior features: Open deck; No patio; No pool; Not waterfront; Lot not in flood plain

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric stove
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood and laminate floors
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; other bath has tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Recessed lighting; Split bedroom layout; Ceilings: other (see remarks)
• Laundry & utility: Main-level laundry in a closet; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (0.7% below list).
• Recommended offer: $203k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 2 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 $1k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $203,469 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $139,440
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 Mcginnis St	0.07mi	3/2.0	1,680 (0%)	10mo	$140,000	$83	88
1255 Cross St	0.38mi	3/2.0	1,560 (-7%)	12mo	$130,000	$83	60

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-21,043
• Equity at exit: $30,566

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,559
• Equity at exit: $17,725

Cash invested: $57,400 (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 35146

• Home prices YoY: -15.8%
• Active inventory: 172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,035 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $191

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 86%

Sensitivity live

Price	-10% $332	-5% $262	+0% $191	+5% $120	+10% $49
Rent	-10% $30	-5% $110	+0% $191	+5% $271	+10% $351
Rate	-1.0pp $294	-0.5pp $243	base $191	+0.5pp $138	+1.0pp $84

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Grove St Springville, AL	3.0	2.5	1561	$1,805	$1.16	3d	1	0.69mi
290 Mill Rd Springville, AL	3.0	2.0	1395	$1,551	$1.11	17d	1	0.74mi

Listing history 5 events

1. 2026-06-18
   days on market $205,000 Active 4 DOM
2. 2026-06-17
   days on market $205,000 Active 3 DOM
3. 2026-06-16
   days on market $205,000 Active 2 DOM
4. 2026-06-15
   remarks 695-char remark
5. 2026-06-15
   listed $205,000 Active 1 DOM

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

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: $24,416
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,964
• Taxable loss: −$1,037
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,537/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 3-bedroom 2-bath home has been fully renovated with new appliances, flooring, and paint, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — provides a move-in ready experience
• Both window treatments — enhances curb appeal and provides privacy

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — provides a move-in ready experience ↑
• Both window treatments — enhances curb appeal and provides privacy ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-06-15 Listed $205,000 Greater Alabama MLS