2041 Dialsdale Dr SW · Cullman, AL 35055

$185,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 45 Days on market

Built 1972 0.35 ac lot $184/sqft · at area comps Est $183k · at est.

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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 +15.4/30.0
• ARV discount +7.1/15.0
• DSCR +4.7/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated home in a prime Cullman location, just minutes from shopping, dining, and Cullman City schools! This move-in ready home features a new roof, new HVAC system, and durable LVP flooring throughout — no carpet. The updated kitchen showcases modern finishes, including granite countertops and new stainless steel appliances. Additional upgrades include new light fixtures, ceiling fans, and a fully renovated bathroom with a new vanity, tub, and toilet. NO HOA! Offering the perfect blend of space, functionality, and convenience, this home is ready for its new owners! Schedule your showing today!

Key facts

• Updated kitchen
• Granite countertops
• Durable lvp flooring

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• DURABLE LVP FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot size approximately 0.35 acres
• HOA & community: No homeowners association; Located in the Dialsdale subdivision

Exterior

• Parking: Attached carport
• Utilities: Public sewer
• Home design: Single-family residence; Built in 1972; Residential property
• Construction: 1,045 square feet living area; No fireplaces
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $71 ($852/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 $153k (17.2% below list).
• Recommended offer: $153k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Cullman — 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 71/100 on livability (#36 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, commute F, health & safety F.
• Cullman City (town): math 38% / reading 65% proficiency, ranked #13 of 129 in AL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Elementary School (math 51% / reading 74%, grade B, #51 of 627 statewide, top 8%, 594 students, 33% FRL); Cullman Middle School (math 32% / reading 68%, grade C, #25 of 257 statewide, top 10%, 528 students, 34% FRL); Cullman High School (math 34% / reading 41%, grade F, #38 of 305 statewide, top 12%, 997 students, 31% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 345 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $185k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,170 (17.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $183,372
• List price: $185,000
• Delta: 0.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2033 Adelsheim Cir SW	0.14mi	3/2.0	1,054 (+5%)	10mo	$190,000	$180	73
2007 Adelshiem Cir SW	0.23mi	2/1.0 (-1)	956 (-5%)	7mo	$176,900	$185	70
2077 Adelsheim Cir	0.18mi	2/1.0 (-1)	956 (-5%)	14mo	$170,000	$178	66
2076 Adelsheim Cir SW	0.22mi	2/2.0 (-1)	1,017 (+1%)	20mo	$172,000	$169	63
2051 Adelsheim Cir SW	0.22mi	2/1.0 (-1)	956 (-5%)	23mo	$168,000	$176	57

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-25,516
• Equity at exit: $27,584

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,647
• Equity at exit: $15,995

Cash invested: $51,800 (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 35055

• Home prices YoY: -14.4%
• Active inventory: 345
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $71

Break-even live

Break-even rent $1,442

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $176	-5% $123	+0% $71	+5% $19	+10% $-34
Rent	-10% $-50	-5% $11	+0% $71	+5% $132	+10% $192
Rate	-1.0pp $164	-0.5pp $118	base $71	+0.5pp $23	+1.0pp $-26

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Mark St SW Cullman, AL	3.0	2.0	1300	$1,250	$0.96	45d	1	0.43mi
2126 Addison Way Cullman, AL	4.0	2.0	1497	$1,485	$0.99	45d	1	0.91mi
1725 Creek Cir SE Cullman, AL	2.0	2.0	1192	$1,495	$1.25	45d	1	1.28mi

Listing history 20 events

1. 2026-06-22
   days on market $185,000 Active 45 DOM
2. 2026-06-21
   days on market $185,000 Active 44 DOM
3. 2026-06-19
   days on market $185,000 Active 42 DOM
4. 2026-06-18
   days on market $185,000 Active 41 DOM
5. 2026-06-17
   days on market $185,000 Active 40 DOM
6. 2026-06-16
   days on market $185,000 Active 39 DOM
7. 2026-06-15
   days on market $185,000 Active 38 DOM
8. 2026-06-14
   days on market $185,000 Active 36 DOM
9. 2026-06-12
   pricedays on market $185,000 Active 35 DOM
10. 2026-06-09
    days on market $195,000 Active 32 DOM
11. 2026-06-08
    days on market $195,000 Active 31 DOM
12. 2026-06-07
    days on market $195,000 Active 30 DOM
13. 2026-06-05
    days on market $195,000 Active 27 DOM
14. 2026-06-03
    days on market $195,000 Active 26 DOM
15. 2026-06-02
    days on market $195,000 Active 25 DOM
16. 2026-06-01
    days on market $195,000 Active 24 DOM
17. 2026-05-31
    days on market $195,000 Active 23 DOM
18. 2026-05-30
    days on market $195,000 Active 22 DOM
19. 2026-05-08
    listed $195,000 Active 619-char remark
20. 2026-03-23
    soldstatus $110,000

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥105°F today · 19 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: $18,380
• − Mortgage interest: −$10,363
• − Property taxes: −$1,101
• − Insurance: −$925
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$5,382
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,412/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: Cullman City
• NCES district ID: 0100990
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $38,339
• Composite: 42.81/100
• National rank: #3140
• State rank: #13 of 129 in AL

Livability — Cullman

• Score: 71/100
• State rank: #36
• US rank: #6789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cullman, AL
• County: Cullman County · 47,767 people
• City population: 34,660
• Metro: Cullman, AL
• Population (ZIP): 23,115
• Household income: $58,405
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 499.0

Population outlook (Cullman County) Hauer SSP2

• Today (2025): 84,522 people
• By 2030: 85,402 · +1.0%
• By 2040: 86,152 · +1.9%
• By 2050: 85,202 · +0.8%
• By 2075: 79,679 · -5.7%
• By 2100: 66,943 · -20.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Cullman

• 2024 margin: Solid R (+80.5) · D 9.4% · R 89.9%
• 2008→2024 swing: -15.3pp toward R · 2008: -65.2pp · 2024: -80.5pp
• All cycles: 2024: R+80.5 2020: R+77.4 2016: R+77.8 2012: R+69.5 2008: R+65.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.60%
• Current HPI: 259.5471
• Rent YoY: —
• Metro: Cullman, 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

+68.2% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $185,000 VMLS
• 2026-05-08 Listed $195,000 VMLS
• 2026-03-23 Sold (Public Records) $110,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,101 · +6.6% YoY. Source: county tax records.