2895 Co Rd 1718 · Holly Pond, AL 35083

$210,000

5 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 132 Days on market

Built 1998 13 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Private 13-Acre Homestead Opportunity | Holly Pond, AL Enjoy peaceful country living at the end of the road on this 13-acre property in Holly Pond, Alabama. Featuring a double-wide mobile home with 5 bedrooms and 3 bathrooms, this home offers generous space for a growing household, multi-generational living, or work-from-home flexibility. Approximately 2 acres are fenced, ideal for farm animals or a small homestead, while the remaining 10 acres are wooded, providing privacy, wildlife, and recreational opportunities. A detached garage adds storage and workspace options. Surrounded by nature with no through traffic, this property delivers the privacy and acreage many buyers are searching for, all while still being within reasonable driving distance to local conveniences. Buyer and/or buyer agent to confirm all items of importance. Contact your favorite agent today to see this property.

Key facts

• 13 acre property
• Fenced acres
• Wooded acres

Tags

• 13 ACRE PROPERTY
• DOUBLE WIDE MOBILE HOME
• DETACHED GARAGE
• FENCED ACRES
• WOODED ACRES
• PEACEFUL COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (26.4% below list).
• Recommended offer: $154k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Holly Pond — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#326 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• Cullman County (rural): math 19% / reading 49% proficiency, ranked #49 of 129 in AL (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $210k implies a 509% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,466 (26.4% 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 132 days. Have you received any prior offers? Is the seller open to a 26% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.70×
• Total profit: $99,684
• Equity at exit: $189,185

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $305,167
• Equity at exit: $407,984

Cash invested: $58,800 (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 35083

• Home prices YoY: 8.9%
• Active inventory: 35
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-231

Break-even live

Break-even rent $1,837

Max offer price $176,577

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $210,000 Active 132 DOM
2. 2026-06-18
   days on market $210,000 Active 131 DOM
3. 2026-06-17
   days on market $210,000 Active 130 DOM
4. 2026-06-16
   days on market $210,000 Active 129 DOM
5. 2026-06-15
   days on market $210,000 Active 128 DOM
6. 2026-06-14
   days on market $210,000 Active 126 DOM
7. 2026-06-12
   days on market $210,000 Active 125 DOM
8. 2026-06-09
   days on market $210,000 Active 122 DOM
9. 2026-06-08
   days on market $210,000 Active 121 DOM
10. 2026-06-07
    days on market $210,000 Active 120 DOM
11. 2026-06-05
    days on market $210,000 Active 117 DOM
12. 2026-06-03
    days on market $210,000 Active 116 DOM
13. 2026-06-02
    days on market $210,000 Active 115 DOM
14. 2026-06-01
    days on market $210,000 Active 114 DOM
15. 2026-05-31
    days on market $210,000 Active 113 DOM
16. 2026-05-30
    days on market $210,000 Active 112 DOM
17. 2026-04-26
    price $220,000 897-char remark

    Show marketing remark (897 chars)

    Private 13-Acre Homestead Opportunity | Holly Pond, AL Enjoy peaceful country living at the end of the road on this 13-acre property in Holly Pond, Alabama. Featuring a double-wide mobile home with 5 bedrooms and 3 bathrooms, this home offers generous space for a growing household, multi-generational living, or work-from-home flexibility. Approximately 2 acres are fenced, ideal for farm animals or a small homestead, while the remaining 10 acres are wooded, providing privacy, wildlife, and recreational opportunities. A detached garage adds storage and workspace options. Surrounded by nature with no through traffic, this property delivers the privacy and acreage many buyers are searching for, all while still being within reasonable driving distance to local conveniences. Buyer and/or buyer agent to confirm all items of importance. Contact your favorite agent today to see this property.

18. 2026-04-23
    price $240,000 897-char remark

    Show marketing remark (897 chars)

    Private 13-Acre Homestead Opportunity | Holly Pond, AL Enjoy peaceful country living at the end of the road on this 13-acre property in Holly Pond, Alabama. Featuring a double-wide mobile home with 5 bedrooms and 3 bathrooms, this home offers generous space for a growing household, multi-generational living, or work-from-home flexibility. Approximately 2 acres are fenced, ideal for farm animals or a small homestead, while the remaining 10 acres are wooded, providing privacy, wildlife, and recreational opportunities. A detached garage adds storage and workspace options. Surrounded by nature with no through traffic, this property delivers the privacy and acreage many buyers are searching for, all while still being within reasonable driving distance to local conveniences. Buyer and/or buyer agent to confirm all items of importance. Contact your favorite agent today to see this property.

19. 2026-03-30
    price $255,000 897-char remark

    Show marketing remark (897 chars)

    Private 13-Acre Homestead Opportunity | Holly Pond, AL Enjoy peaceful country living at the end of the road on this 13-acre property in Holly Pond, Alabama. Featuring a double-wide mobile home with 5 bedrooms and 3 bathrooms, this home offers generous space for a growing household, multi-generational living, or work-from-home flexibility. Approximately 2 acres are fenced, ideal for farm animals or a small homestead, while the remaining 10 acres are wooded, providing privacy, wildlife, and recreational opportunities. A detached garage adds storage and workspace options. Surrounded by nature with no through traffic, this property delivers the privacy and acreage many buyers are searching for, all while still being within reasonable driving distance to local conveniences. Buyer and/or buyer agent to confirm all items of importance. Contact your favorite agent today to see this property.

20. 2026-02-07
    listed $260,000 Active 897-char remark

    Show marketing remark (897 chars)

    Private 13-Acre Homestead Opportunity | Holly Pond, AL Enjoy peaceful country living at the end of the road on this 13-acre property in Holly Pond, Alabama. Featuring a double-wide mobile home with 5 bedrooms and 3 bathrooms, this home offers generous space for a growing household, multi-generational living, or work-from-home flexibility. Approximately 2 acres are fenced, ideal for farm animals or a small homestead, while the remaining 10 acres are wooded, providing privacy, wildlife, and recreational opportunities. A detached garage adds storage and workspace options. Surrounded by nature with no through traffic, this property delivers the privacy and acreage many buyers are searching for, all while still being within reasonable driving distance to local conveniences. Buyer and/or buyer agent to confirm all items of importance. Contact your favorite agent today to see this property.

21. 2013-02-11
    soldstatus $34,500 173-char remark

    Show marketing remark (173 chars)

    * * * FORECLOSURE * * * RIGHT OF REDEMPTION MAY APPLY * * * SOLD AS IS * * * 1999 Buccaneer 76x28 5 bedroom, 2 bath on 3 acres. * * * Please Verify Schools * * *

22. 2013-01-08
    listed $31,500 173-char remark

    Show marketing remark (173 chars)

    * * * FORECLOSURE * * * RIGHT OF REDEMPTION MAY APPLY * * * SOLD AS IS * * * 1999 Buccaneer 76x28 5 bedroom, 2 bath on 3 acres. * * * Please Verify Schools * * *

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,536
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$6,109
• Taxable loss: −$6,502
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $-1,211/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 County
• NCES district ID: 0101020
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $39,449
• Composite: 28.39/100
• National rank: #6767
• State rank: #49 of 129 in AL

Livability — Holly Pond

• Score: 59/100
• State rank: #326
• US rank: #19930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,276

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 21.05%
• Current HPI: 258.1263
• Rent YoY: —
• Metro: —
• 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

+598.4% since first listed

6 events — show timeline

• 2026-04-26 Price Changed $220,000 SAARMLS
• 2026-04-23 Price Changed $240,000 SAARMLS
• 2026-03-30 Price Changed $255,000 SAARMLS
• 2026-02-07 Listed $260,000 SAARMLS
• 2013-02-11 Sold (MLS) $34,500 Greater Alabama MLS
• 2013-01-08 Listed $31,500 Greater Alabama MLS

Property tax history

+2.4%/yr

Latest (2025): $241 · -48.3% YoY. Source: county tax records.