The Telfair Plan · Margaret, AL 35120

$267,900

3 bd · 2.0 ba · 1,803 sqft · SingleFamily · 65 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.6/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Telfair efficiently uses space without losing the wow factor. The foyer welcomes you to the open-concept living space with an island kitchen, breakfast area, and spacious family room. The living room can be optioned as a dining room, study, or fourth bedroom. The owner's suite features a generous walk-in closet, en-suite, and separate water closet. If more space is needed, a second-floor bedroom and bath are available by location.

Key facts

• Island kitchen
• En-suite
• Breakfast area

Tags

• OPEN-CONCEPT LIVING SPACE
• ISLAND KITCHEN
• BREAKFAST AREA
• SPACIOUS FAMILY ROOM
• GENEROUS WALK-IN CLOSET
• EN-SUITE

🏗️ New construction. The $267,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,548.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (35.1% below list).
• Recommended offer: $174k (35.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#166 in AL) — a middle-class / working-renter tenant base. Strengths: crime 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: Margaret Elementary (math 29% / reading 57%, grade F, #204 of 627 statewide, top 33%, 727 students, 58% FRL); Odenville Middle School (math 7% / reading 51%, grade F, #134 of 257 statewide, top 53%, 570 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 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 451 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 65 days — a 6% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,790 (35.1% 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 65 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.42%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $277,548
• List price: $267,900
• Delta: -3.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7065 Old Acton Rd	0.16mi	3/2.5	1,769 (-2%)	1mo	$285,000	$161	86
1630 Sterling Grove Dr	0.00mi	3/2.0	2,053 (+14%)	5mo	$282,000	$137	73
195 Sussex Rd	0.29mi	4/2.0 (+1)	1,729 (-4%)	4mo	$260,000	$150	71
2040 Sterling Cir	0.67mi	3/2.0	1,803 (0%)	0mo	$284,995	$158	68
1670 Sterling Grove Dr	0.63mi	3/2.0	1,803 (0%)	4mo	$303,070	$168	68
331 Black Creek Trl	0.64mi	4/2.0 (+1)	1,635 (-9%)	1mo	$257,000	$157	49
340 Black Creek Trl	0.66mi	4/2.0 (+1)	1,964 (+9%)	1mo	$249,900	$127	48
2080 Sterling Cir	0.64mi	3/2.0	2,053 (+14%)	0mo	$275,000	$134	46
2035 Sterling Cir	0.63mi	3/2.0	2,053 (+14%)	2mo	$288,840	$141	46
1695 Sterling Grove Dr	0.63mi	3/2.0	2,053 (+14%)	3mo	$271,715	$132	45
2065 Sterling Cir	0.66mi	3/2.0	2,053 (+14%)	2mo	$282,254	$137	45
2075 Sterling Grove Dr	0.65mi	3/2.0	2,066 (+15%)	1mo	$260,900	$126	44

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: -33.9%
• Equity multiple: -0.08×
• Total profit: $-83,950
• Equity at exit: $41,383

10-year hold

• IRR: -60.9%
• Equity multiple: -0.73×
• Total profit: $-134,412
• Equity at exit: $23,997

Cash invested: $77,714 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 57 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $259,900 ($152/sqft)
• Median days on market: 95 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35120

• Home prices YoY: -17.9%
• Rents YoY: 0.5%
• Active inventory: 451
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,163/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-545

Break-even live

Break-even rent $2,428

Max offer price $198,667

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-449	+0% $-545	+5% $-641	+10% $-737
Rent	-10% $-682	-5% $-614	+0% $-545	+5% $-476	+10% $-408
Rate	-1.0pp $-405	-0.5pp $-475	base $-545	+0.5pp $-617	+1.0pp $-690

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: $69,387
• Closing costs: $8,326
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Sussex Rd Odenville, AL	3.0	2.0	1272	$1,600	$1.26	55d	1	0.31mi
235 Sterling Pl Odenville, AL	3.0	2.0	1752	$1,636	$0.93	110d	1	0.57mi
170 Horton Dr Odenville, AL	4.0	2.0	1700	$1,501	$0.88	7d	1	0.61mi
331 Black Creek Trl Odenville, AL	4.0	2.0	1635	$1,530	$0.94	0d	1	0.65mi
324 Black Creek Trl Odenville, AL	3.0	2.0	1425	$1,675	$1.18	122d	1	0.68mi
1060 Brookhaven Dr Odenville, AL	3.0	2.0	1446	$1,465	$1.01	51d	1	0.71mi
710 Small Lake Rd Odenville, AL	4.0	3.0	2433	$2,295	$0.94	51d	1	0.71mi
1049 Brookhaven Dr Odenville, AL	3.0	2.0	1480	$1,530	$1.03	2d	1	0.73mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	160d	1	0.74mi
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,449	$1.00	110d	1	0.78mi
490 Woodland Cir Odenville, AL	3.0	2.0	1400	$1,665	$1.19	130d	1	0.78mi
810 Kent Dr Odenville, AL	3.0	2.0	1450	$1,560	$1.08	0d	1	0.78mi
102 Black Creek Way Odenville, AL	4.0	2.0	1820	$1,790	$0.98	7d	1	0.80mi
563 Kincaid Cove Ln Odenville, AL	4.0	2.0	1441	$1,376	$0.95	123d	1	0.83mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	144d	1	0.83mi
569 Kincaid Cove Ln Odenville, AL	3.0	2.0	1432	$1,525	$1.06	110d	1	0.83mi
190 Americana Dr Odenville, AL	3.0	2.0	1365	$1,565	$1.15	49d	1	0.84mi
111 Bates Ln Moody, AL	4.0	2.0	1802	$1,849	$1.03	5d	1	0.85mi
111 Bates Ln Moody, AL	4.0	2.0	1802	$1,890	$1.05	45d	1	0.88mi
584 Woodland Ridge Rd Odenville, AL	3.0	2.0	2300	$1,895	$0.82	0d	1	0.88mi
540 Woodland Cir Odenville, AL	3.0	2.0	1400	$1,525	$1.09	55d	1	0.89mi
540 Woodland Cir Odenville, AL	3.0	2.0	1400	$1,665	$1.19	107d	1	0.89mi
590 Woodland Cir Odenville, AL	3.0	2.0	1400	$1,499	$1.07	164d	1	0.93mi
50 Clover St Odenville, AL	3.0	2.0	1336	$1,500	$1.12	1d	1	0.94mi
631 Kincaid Cove Ln Odenville, AL	3.0	2.0	1457	$1,645	$1.13	0d	1	0.94mi
1300 Brookhaven Dr Odenville, AL	4.0	2.0	1620	$1,850	$1.14	107d	1	0.95mi
1245 Brookhaven Dr Odenville, AL	3.0	2.0	1613	$1,485	$0.92	0d	1	0.95mi
1320 Brookhaven Dr Odenville, AL	3.0	2.0	1613	$1,420	$0.88	0d	1	0.95mi
1325 Brookhaven Dr Odenville, AL	4.0	3.0	2091	$1,736	$0.83	40d	1	0.98mi
1385 Brookhaven Dr Odenville, AL	3.0	2.5	1804	$1,485	$0.82	0d	1	1.01mi
15 Stevens Cove Dr Moody, AL	3.0	2.5	1401	$1,695	$1.21	107d	1	1.01mi
700 Woodland Cir Odenville, AL	3.0	2.0	1400	$1,525	$1.09	45d	1	1.02mi
1540 Brookhaven Dr Odenville, AL	4.0	3.0	2091	$1,800	$0.86	0d	1	1.03mi
670 Ridgefield Dr Odenville, AL	4.0	3.0	1817	$1,751	$0.96	43d	1	1.34mi
680 Ridgefield Dr Odenville, AL	3.0	3.0	2410	$2,120	$0.88	2d	1	1.34mi
310 Hidden Ridge Dr Odenville, AL	3.0	2.5	1363	$1,490	$1.09	10d	1	1.50mi

Property features AI

Finance

• Financial info: List price $264,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air
• Home design: New construction planThe Telfair modelLocated in Odenville, AL
• Exterior features: Living area approximately 1,803

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living areaPlan: The Telfair

Listing history 32 events

1. 2026-07-13
   days on market $267,900 Active 65 DOM
2. 2026-07-13
   days on market $267,900 Active 64 DOM
3. 2026-07-11
   days on market $267,900 Active 63 DOM
4. 2026-07-10
   days on market $267,900 Active 62 DOM
5. 2026-07-09
   days on market $267,900 Active 61 DOM
6. 2026-07-07
   days on market $267,900 Active 59 DOM
7. 2026-07-06
   days on market $267,900 Active 58 DOM
8. 2026-07-05
   days on market $267,900 Active 57 DOM
9. 2026-07-03
   days on market $267,900 Active 55 DOM
10. 2026-07-02
    pricedays on market $267,900 Active 54 DOM
11. 2026-07-01
    days on market $264,900 Active 53 DOM
12. 2026-06-30
    days on market $264,900 Active 52 DOM
13. 2026-06-29
    days on market $264,900 Active 51 DOM
14. 2026-06-28
    days on market $264,900 Active 50 DOM
15. 2026-06-27
    days on market $264,900 Active 49 DOM
16. 2026-06-27
    days on market $264,900 Active 48 DOM
17. 2026-06-25
    days on market $264,900 Active 46 DOM
18. 2026-06-22
    days on market $264,900 Active 44 DOM
19. 2026-06-22
    days on market $264,900 Active 43 DOM
20. 2026-06-18
    days on market $264,900 Active 40 DOM
21. 2026-06-17
    days on market $264,900 Active 39 DOM
22. 2026-06-16
    days on market $264,900 Active 38 DOM
23. 2026-06-15
    days on market $264,900 Active 37 DOM
24. 2026-06-13
    days on market $264,900 Active 35 DOM
25. 2026-06-10
    days on market $264,900 Active 32 DOM
26. 2026-06-09
    days on market $264,900 Active 31 DOM
27. 2026-06-08
    days on market $264,900 Active 30 DOM
28. 2026-06-07
    days on market $264,900 Active 29 DOM
29. 2026-06-03
    days on market $264,900 Active 25 DOM
30. 2026-06-02
    days on market $264,900 Active 24 DOM
31. 2026-06-01
    days on market $264,900 Active 23 DOM
32. 2026-05-31
    days on market $264,900 Active 22 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $20,855
• − Mortgage interest: −$15,547
• − Property taxes: −$4,163
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$8,074
• Taxable loss: −$11,654
• Est. tax savings @ 24.0%: +$2,797
• After-tax cash flow: $-3,745/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 None rehab

This home is in excellent condition with no major repairs needed. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can reduce energy costs and improve comfort ↑
• Both Install smart home devices — Smart home devices can increase home's value and attract tech-savvy buyers ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Margaret Elementary F AL #204/627 Nat'l #17,525/41,679 Middle Odenville Middle School F AL #134/257 Nat'l #9,290/14,009 High Saint Clair County High School F AL #169/305 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

Livability — Margaret

• Score: 64/100
• State rank: #166
• US rank: #14543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margaret, AL
• County: Saint Clair County · 94,158 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: 8% of renters

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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%

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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%
• Languages at home: 99% English-only · Spanish 1%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: List price $264,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gasElectricCentral air
• Home design: New construction planThe Telfair modelLocated in Odenville, AL
• Exterior features: Living area approximately 1,803

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heatingElectric heatingHeat pumpCentral air conditioning
• Interior features: Open living areaPlan: The Telfair