3076 Co Rd 1082 · West Point, AL 35179

$145,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 154 Days on market

Built 1977 2.30 ac lot $126/sqft · 31% below area Est $212k · 31% under ↓ 9% since listing

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision to this 2-bedroom, 1-bath ranch home on 2.3 acres of peaceful countryside. Featuring mature trees in front of the home and plenty of open space, this property offers the perfect foundation for a small homestead or rural lifestyle. The home needs work, presenting an excellent opportunity for investors, renovators, or buyers looking to create their own country escape. Contact your favorite realtor today and make your dream of home ownership a reality at a reasonable price. Buyer and/or buyers agent to confirm all items of importance

Key facts

• Small homestead
• Open space
• 2.3 acres

Tags

• 2.3 ACRES
• MATURE TREES
• OPEN SPACE
• SMALL HOMESTEAD
• RURAL LIFESTYLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.1% in West Point — 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 (#85 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute 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: 80 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 $1k of equity ($1k loan paydown + $176 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $211,547
• List price: $145,000
• Delta: -31.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.52×
• Total profit: $21,297
• Equity at exit: $42,985

10-year hold

• IRR: 15.6%
• Equity multiple: 2.73×
• Total profit: $70,400
• Equity at exit: $52,379

Cash invested: $40,600 (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 35179

• Home prices YoY: 0.0%
• Active inventory: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $388

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 73%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $145,000 Active 154 DOM
2. 2026-06-18
   days on market $145,000 Active 153 DOM
3. 2026-06-17
   days on market $145,000 Active 152 DOM
4. 2026-06-16
   days on market $145,000 Active 151 DOM
5. 2026-06-15
   days on market $145,000 Active 150 DOM
6. 2026-06-14
   days on market $145,000 Active 148 DOM
7. 2026-06-12
   days on market $145,000 Active 147 DOM
8. 2026-06-09
   days on market $145,000 Active 144 DOM
9. 2026-06-08
   days on market $145,000 Active 143 DOM
10. 2026-06-07
    days on market $145,000 Active 142 DOM
11. 2026-06-05
    days on market $145,000 Active 139 DOM
12. 2026-06-03
    days on market $145,000 Active 138 DOM
13. 2026-06-02
    days on market $145,000 Active 137 DOM
14. 2026-06-01
    days on market $145,000 Active 136 DOM
15. 2026-05-31
    days on market $145,000 Active 135 DOM
16. 2026-05-30
    days on market $145,000 Active 134 DOM
17. 2026-04-29
    price $145,000 554-char remark

    Show marketing remark (554 chars)

    Bring your vision to this 2-bedroom, 1-bath ranch home on 2.3 acres of peaceful countryside. Featuring mature trees in front of the home and plenty of open space, this property offers the perfect foundation for a small homestead or rural lifestyle. The home needs work, presenting an excellent opportunity for investors, renovators, or buyers looking to create their own country escape. Contact your favorite realtor today and make your dream of home ownership a reality at a reasonable price. Buyer and/or buyers agent to confirm all items of importance

18. 2026-04-29
    price $140,000 554-char remark

    Show marketing remark (554 chars)

    Bring your vision to this 2-bedroom, 1-bath ranch home on 2.3 acres of peaceful countryside. Featuring mature trees in front of the home and plenty of open space, this property offers the perfect foundation for a small homestead or rural lifestyle. The home needs work, presenting an excellent opportunity for investors, renovators, or buyers looking to create their own country escape. Contact your favorite realtor today and make your dream of home ownership a reality at a reasonable price. Buyer and/or buyers agent to confirm all items of importance

19. 2026-03-04
    price $150,000 554-char remark

    Show marketing remark (554 chars)

    Bring your vision to this 2-bedroom, 1-bath ranch home on 2.3 acres of peaceful countryside. Featuring mature trees in front of the home and plenty of open space, this property offers the perfect foundation for a small homestead or rural lifestyle. The home needs work, presenting an excellent opportunity for investors, renovators, or buyers looking to create their own country escape. Contact your favorite realtor today and make your dream of home ownership a reality at a reasonable price. Buyer and/or buyers agent to confirm all items of importance

20. 2026-01-17
    listed $160,000 Active 554-char remark

    Show marketing remark (554 chars)

    Bring your vision to this 2-bedroom, 1-bath ranch home on 2.3 acres of peaceful countryside. Featuring mature trees in front of the home and plenty of open space, this property offers the perfect foundation for a small homestead or rural lifestyle. The home needs work, presenting an excellent opportunity for investors, renovators, or buyers looking to create their own country escape. Contact your favorite realtor today and make your dream of home ownership a reality at a reasonable price. Buyer and/or buyers agent to confirm all items of importance

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,108
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,218
• Taxable income: $2,490
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,053/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 — West Point

• Score: 67/100
• State rank: #85
• US rank: #10956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,957

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.12%
• Current HPI: 272.8749
• 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

-9.4% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $145,000 SAARMLS
• 2026-04-29 Price Changed $140,000 SAARMLS
• 2026-03-04 Price Changed $150,000 SAARMLS
• 2026-01-17 Listed $160,000 SAARMLS