59 Asaro Pl · Odenville, AL 35146

$89,900

3 bd · 2.0 ba · 1,250 sqft · Manufactured · 38 Days on market

Built 2001 Fair condition 0.43 ac lot Est $146k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Single wide older manufactured home. Home is in need of some repairs such as flooring and paint. 3 bedrooms and 2 baths with nice size laundry room off of the kitchen. Front and rear decks and fenced in back yard with two nice out buildings. Dog kennel stays, please Do Not try to pet dogs! AC central units works fine. Would take cash or conventional loan to purchase due to flooring repairs and paint needed and some other repairs. Home is dry and does not leak but does need gutter repairs. Out buildings and fencings and kennels to remain. Also, above ground pool and pump to stay with property. Must have an appointment to view property.

Key facts

• Front and rear decks
• Laundry room
• Above ground pool

Tags

• LAUNDRY ROOM
• FRONT AND REAR DECKS
• FENCED IN BACK YARD
• OUT BUILDINGS
• DOG KENNEL
• ABOVE GROUND POOL

Property features AI

Finance

• Financial info: Garbage fee: $38 monthly
• HOA & community: No association fee; Monthly garbage fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Siding (other); Existing construction
• Construction: Pillars/support foundation
• Exterior features: Above-ground personal pool with perimeter fencing; Open deck; Storage building

Interior

• Kitchen: Dishwasher (built-in); Electric oven; Refrigerator; Laminate and solid surface countertops
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Vinyl flooring; Subflooring
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: Handyman special with an exterior workshop; Ceilings: other (see remarks); Living area reported as 1,250 (per seller)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: 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; 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.07%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $146,250
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Asaro Pl	0.04mi	3/2.0	1,344 (+8%)	10mo	$140,900	$105	77
155 Keller Dr	0.73mi	3/2.0	1,200 (-4%)	6mo	$139,900	$117	54

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: 33.0%
• Equity multiple: 2.39×
• Total profit: $34,991
• Equity at exit: $13,404

10-year hold

• IRR: 40.0%
• Equity multiple: 4.75×
• Total profit: $94,359
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $778

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 51%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 38 DOM
2. 2026-06-17
   days on market $89,900 Active 37 DOM
3. 2026-06-16
   days on market $89,900 Active 36 DOM
4. 2026-06-15
   days on market $89,900 Active 35 DOM
5. 2026-06-13
   days on market $89,900 Active 33 DOM
6. 2026-06-10
   days on market $89,900 Active 30 DOM
7. 2026-06-09
   days on market $89,900 Active 29 DOM
8. 2026-06-08
   days on market $89,900 Active 28 DOM
9. 2026-06-07
   days on market $89,900 Active 27 DOM
10. 2026-06-03
    days on market $89,900 Active 23 DOM
11. 2026-06-02
    days on market $89,900 Active 22 DOM
12. 2026-06-01
    days on market $89,900 Active 21 DOM
13. 2026-05-31
    days on market $89,900 Active 20 DOM
14. 2026-05-11
    listed $89,900 Active

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,250
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$2,615
• Taxable income: $8,401
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $7,316/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

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance, including painting, flooring replacement, and siding repair. These updates can significantly increase its value and appeal.

Repairs flagged

• Moderate siding — weathered and paint peeling
• Major flooring — hardwood flooring is worn and uneven
• Moderate paint — paint is chipped in some areas

Value-add opportunities

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics
• Both flooring replacement — New flooring can significantly improve the home's value and appeal
• Both siding repair and repainting — Aesthetic improvements can boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · weathered and paint peeling	Moderate	$3,000–15,000
flooring · hardwood flooring is worn and uneven	Major	$15,000–50,000
paint · paint is chipped in some areas	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both flooring replacement — New flooring can significantly improve the home's value and appeal ↑
• Both siding repair and repainting — Aesthetic improvements can boost both resale and rental value ↑

ⓘ 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 — 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

• County: Saint Clair County · 54,404 people
• City population: 17,730
• 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

• 2026-05-11 Listed $89,900 Greater Alabama MLS