519 Roland Johnson Pkwy · Garden City, AL 35077

$128,700

3 bd · 2.0 ba · 1,152 sqft · Other public records · 77 Days on market

Built 1977 0.35 ac lot $112/sqft · 10% below area Est $188k · 31% under

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +2.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full brick home in a rural country setting. Home features 3 bedrooms Family room and large kitchen. Right of redemption may apply. Case 013-005412-FHA Insurable/Escrow. Property is owned by US Department of HUD. HUD homes are sold as is. Subject to appraisal. The seller makes no representation or warranties as to the property condition. Equal Housing Opportunity. The seller may contribute up to 3% for the buyers closing cost upon buyers request. No keys will be given to buyers at closing. Buyers must change locks after closing.

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $124k (3.7% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#476 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, 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: 133 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($48k/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 $890 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,978 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $187,526
• List price: $128,700
• Delta: -31.37%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-15,113
• Equity at exit: $19,190

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-5,714
• Equity at exit: $11,128

Cash invested: $36,036 (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 35077

• Home prices YoY: -12.6%
• Active inventory: 133
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$675
• Tax est. 1.5%: −$161 /mo · $1,930/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $90

Break-even live

Break-even rent $1,126

Max offer price $128,700

Occupancy floor 88%

Sensitivity live

Price	-10% $179	-5% $134	+0% $90	+5% $45	+10% $1
Rent	-10% $-8	-5% $41	+0% $90	+5% $139	+10% $188
Rate	-1.0pp $155	-0.5pp $123	base $90	+0.5pp $57	+1.0pp $23

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: $32,175
• Closing costs: $3,861
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $128,700 Active 77 DOM
2. 2026-06-18
   days on market $128,700 Active 76 DOM
3. 2026-06-17
   days on market $128,700 Active 75 DOM
4. 2026-06-16
   days on market $128,700 Active 74 DOM
5. 2026-06-15
   days on market $128,700 Active 73 DOM
6. 2026-06-14
   days on market $128,700 Active 71 DOM
7. 2026-06-12
   days on market $128,700 Active 70 DOM
8. 2026-06-09
   days on market $128,700 Active 67 DOM
9. 2026-06-08
   days on market $128,700 Active 66 DOM
10. 2026-06-07
    days on market $128,700 Active 65 DOM
11. 2026-06-05
    days on market $128,700 Active 62 DOM
12. 2026-06-03
    days on market $128,700 Active 61 DOM
13. 2026-06-02
    days on market $128,700 Active 60 DOM
14. 2026-06-01
    days on market $128,700 Active 59 DOM
15. 2026-05-31
    days on market $128,700 Active 58 DOM
16. 2026-05-30
    days on market $128,700 Active 57 DOM
17. 2026-05-19
    price $128,700 533-char remark

    Show marketing remark (533 chars)

    Full brick home in a rural country setting. Home features 3 bedrooms Family room and large kitchen. Right of redemption may apply. Case 013-005412-FHA Insurable/Escrow. Property is owned by US Department of HUD. HUD homes are sold as is. Subject to appraisal. The seller makes no representation or warranties as to the property condition. Equal Housing Opportunity. The seller may contribute up to 3% for the buyers closing cost upon buyers request. No keys will be given to buyers at closing. Buyers must change locks after closing.

18. 2026-04-03
    listed $143,000 Active 533-char remark

    Show marketing remark (533 chars)

    Full brick home in a rural country setting. Home features 3 bedrooms Family room and large kitchen. Right of redemption may apply. Case 013-005412-FHA Insurable/Escrow. Property is owned by US Department of HUD. HUD homes are sold as is. Subject to appraisal. The seller makes no representation or warranties as to the property condition. Equal Housing Opportunity. The seller may contribute up to 3% for the buyers closing cost upon buyers request. No keys will be given to buyers at closing. Buyers must change locks after closing.

19. 2022-07-06
    soldstatus $134,000 Closed 463-char remark

    Show marketing remark (463 chars)

    PICK OUT YOUR COLORS ON THIS BEAUTIFUL BRICK HOME LOCATED NEAR GARDEN CITY - THIS HOME IS A FIXER UPPER! THE 3 BEDROOM, 2 BATH HOME WITH LOTS OF KITCHEN CABINETS AND HUGE MASTER BEDROOM JUST NEEDS LOTS OF FRESH PAINT AND YOUR FINISHING TOUCH - THE FULL BRICK HOUSE BUILT IN 1977 HAS 1152 SQ FT WITH DOUBLE CARPORT ON NICE SHADED LOT WITH GORGEOUS LAWN - CONVENIENT TO SCHOOLS, WALLACE STATE, THE SHRINE, CULLMAN, ONLY 40 MI TO BIRMINGHAM OR 46 MI TO HUNTSVILLE!

20. 2022-07-01
    soldstatus $134,000
21. 2022-06-08
    historical 463-char remark

    Show marketing remark (463 chars)

    PICK OUT YOUR COLORS ON THIS BEAUTIFUL BRICK HOME LOCATED NEAR GARDEN CITY - THIS HOME IS A FIXER UPPER! THE 3 BEDROOM, 2 BATH HOME WITH LOTS OF KITCHEN CABINETS AND HUGE MASTER BEDROOM JUST NEEDS LOTS OF FRESH PAINT AND YOUR FINISHING TOUCH - THE FULL BRICK HOUSE BUILT IN 1977 HAS 1152 SQ FT WITH DOUBLE CARPORT ON NICE SHADED LOT WITH GORGEOUS LAWN - CONVENIENT TO SCHOOLS, WALLACE STATE, THE SHRINE, CULLMAN, ONLY 40 MI TO BIRMINGHAM OR 46 MI TO HUNTSVILLE!

22. 2022-05-10
    listed $134,000 463-char remark

    Show marketing remark (463 chars)

    PICK OUT YOUR COLORS ON THIS BEAUTIFUL BRICK HOME LOCATED NEAR GARDEN CITY - THIS HOME IS A FIXER UPPER! THE 3 BEDROOM, 2 BATH HOME WITH LOTS OF KITCHEN CABINETS AND HUGE MASTER BEDROOM JUST NEEDS LOTS OF FRESH PAINT AND YOUR FINISHING TOUCH - THE FULL BRICK HOUSE BUILT IN 1977 HAS 1152 SQ FT WITH DOUBLE CARPORT ON NICE SHADED LOT WITH GORGEOUS LAWN - CONVENIENT TO SCHOOLS, WALLACE STATE, THE SHRINE, CULLMAN, ONLY 40 MI TO BIRMINGHAM OR 46 MI TO HUNTSVILLE!

23. 2021-08-12
    soldstatus $88,000

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,875
• − Mortgage interest: −$7,209
• − Property taxes: −$1,930
• − Insurance: −$644
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,744
• Taxable loss: −$1,032
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,326/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 — Garden City

• Score: 53/100
• State rank: #476
• US rank: #24315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, AL
• County: Cullman County · 47,767 people
• City population: 127
• Metro: Cullman, AL
• Population (ZIP): 13,107
• Household income: $48,276
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 323.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -37.31%
• Current HPI: 258.7978
• 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

+46.2% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $128,700 Greater Alabama MLS
• 2026-04-03 Listed $143,000 Greater Alabama MLS
• 2022-07-06 Sold (MLS) $134,000 SAARMLS
• 2022-07-01 Sold (Public Records) $134,000 Public Records
• 2022-06-08 Delisted — SAARMLS
• 2022-05-10 Listed $134,000 SAARMLS
• 2021-08-12 Sold (Public Records) $88,000 Public Records

Property tax history

-43.2%/yr

Latest (2025): $132 · +0.0% YoY. Source: county tax records.