15 Stevens Cove Dr · Margaret, AL 35004

$219,850

3 bd · 2.5 ba · 1,401 sqft · SingleFamily · 259 Days on market

Built 2025 6,098 sqft lot Est $228k · at est. $21/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 +11.6/30.0
• ARV discount +9.2/15.0
• Rent growth +4.2/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Benton. Enjoy greeting your neighbors from your large covered front porch. Invite friends & family into the comfort of your home and enjoy gathering socially in the open layout of the family room, kitchen & dining area. Upstairs your primary suite with its trey ceiling and large bathroom with dual sinks will be your peaceful retreat at the end of the day. The 2 other bedrooms also feature trey ceilings. Enjoy the convenience of the one car garage. Quartz countertops throughout the home. Photos/videos are of a similar home, options & upgrades shown may not be included in price. Complete and move-in ready! Price includes incentives.

Key facts

• Dual sinks
• One car garage
• Quartz countertops

Tags

• LARGE COVERED FRONT PORCH
• OPEN LAYOUT
• PRIMARY SUITE
• DUAL SINKS
• ONE CAR GARAGE
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.2% below list).
• Recommended offer: $186k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Margaret — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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); 83 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 259 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12719% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,450 (15.2% 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 259 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $228,363
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Stevens Cove Dr	0.00mi	3/2.5	1,401 (0%)	3mo	$219,850	$157	98
5618 Old Acton Rd	0.01mi	3/2.5	1,401 (0%)	6mo	$231,673	$165	95
45 Stevens Cove Dr	0.03mi	3/2.5	1,401 (0%)	5mo	$219,850	$157	94
1285 Brookhaven Ln	0.47mi	3/2.0	1,355 (-3%)	3mo	$225,540	$166	68
1260 Brookhaven Ln	0.45mi	3/2.0	1,446 (+3%)	4mo	$225,000	$156	68
1225 Brookhaven Ln	0.49mi	3/2.0	1,446 (+3%)	3mo	$229,774	$159	67
1280 Brookhaven Ln	0.44mi	3/2.0	1,337 (-5%)	3mo	$232,952	$174	67
1110 Brookhaven Ln	0.54mi	3/2.0	1,446 (+3%)	4mo	$219,792	$152	64
1150 Brookhaven Ln	0.53mi	3/2.0	1,355 (-3%)	5mo	$219,050	$162	64
1140 Brookhaven Ln	0.53mi	3/2.0	1,337 (-5%)	4mo	$217,344	$163	62
230 Andrew Ln	0.74mi	3/2.0	1,457 (+4%)	0mo	$255,000	$175	56
1025 Brookhaven Ln	0.72mi	3/2.0	1,216 (-13%)	4mo	$210,000	$173	39

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: -14.4%
• Equity multiple: 0.47×
• Total profit: $-32,737
• Equity at exit: $32,780

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,273
• Equity at exit: $19,009

Cash invested: $61,558 (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: 83
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$21
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-67

Break-even live

Break-even rent $1,950

Max offer price $210,100

Occupancy floor 99%

Sensitivity live

Price	-10% $85	-5% $9	+0% $-67	+5% $-143	+10% $-219
Rent	-10% $-215	-5% $-141	+0% $-67	+5% $6	+10% $80
Rate	-1.0pp $43	-0.5pp $-11	base $-67	+0.5pp $-124	+1.0pp $-182

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: $54,962
• Closing costs: $6,596
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Stevens Cove Dr Moody, AL	3.0	2.5	1401	$1,715	$1.22	3d	1	0.02mi
1115 Brookhaven Dr Odenville, AL	3.0	2.0	1209	$1,623	$1.34	3d	1	0.59mi
2120 W Middlebrooke Xing Unit 1 Odenville, AL	3.0	2.0	1472	$1,500	$1.02	4d	1	0.80mi
860 Kent Dr Odenville, AL	3.0	2.0	1081	$1,475	$1.36	22d	1	1.25mi
830 Kent Dr Odenville, AL	3.0	2.0	1106	$1,480	$1.34	25d	1	1.30mi
245 Hathaway Ln Odenville, AL	3.0	2.0	1497	$1,661	$1.11	20d	1	1.30mi
814 Kent Dr Odenville, AL	3.0	2.0	1450	$1,599	$1.10	4d	1	1.33mi
819 Kent Dr Odenville, AL	3.0	2.0	1106	$1,475	$1.33	25d	1	1.33mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 9 events

1. 2026-05-22
   listed $1,715
2. 2026-02-25
   status Pending
3. 2026-01-21
   status Active
4. 2026-01-16
   status Pending
5. 2025-12-31
   price $219,850
6. 2025-09-18
   price $226,067
7. 2025-08-30
   price $229,850
8. 2025-07-08
   price $233,653
9. 2025-06-06
   listed $236,013 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 5/10 Major 7 d/yr ≥106°F today · 19 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: $22,374
• − Mortgage interest: −$12,315
• − Property taxes: −$3,298
• − Insurance: −$1,099
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$252
• − Depreciation: −$6,396
• Taxable loss: −$4,565
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $287/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 — 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 · 54,404 people
• City population: 71
• 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

-99.3% since first listed

9 events — show timeline

• 2026-05-22 Listed for Rent $1,715 APPFOLIO
• 2026-02-25 Pending — Greater Alabama MLS
• 2026-01-21 Relisted — Greater Alabama MLS
• 2026-01-16 Pending — Greater Alabama MLS
• 2025-12-31 Price Changed $219,850 Greater Alabama MLS
• 2025-09-18 Price Changed $226,067 Greater Alabama MLS
• 2025-08-30 Price Changed $229,850 Greater Alabama MLS
• 2025-07-08 Price Changed $233,653 Greater Alabama MLS
• 2025-06-06 Listed $236,013 Greater Alabama MLS