75 Boyd Rd · Fairview, AL 35058

$199,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 221 Days on market

Built 2004 0.50 ac lot $138/sqft · 15% below area Est $234k · 15% under ↓ 23% since listing

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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).

• ARV discount +14.2/15.0
• Cash flow +10.7/30.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience country living just steps from Fairview Park! This completely remodeled 3 bedroom, 2 bath home including a new roof, new flooring, and fresh paint offers a perfect blend of modern comfort and rural charm. Inside, you’ll find a spacious open floor plan, updated finishes, and a flex/office space ideal for remote work or hobbies. Enjoy the peaceful setting while staying close to schools, parks, and local conveniences. Every detail is beautiful —inside and out—making this home move-in ready and stunning. Don’t miss out on this Fairview gem—schedule your showing today!

Key facts

• Open floor plan
• Flex office space
• Move in ready

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• FLEX OFFICE SPACE
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.5% below list).
• Recommended offer: $162k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#279 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Fairview Elementary School (math 16% / reading 54%, grade F, #291 of 627 statewide, top 47%, 614 students, 66% FRL); Fairview Middle School (math 12% / reading 53%, grade F, #105 of 257 statewide, top 42%, 305 students, 64% FRL); Fairview High School (math 37% / reading 22%, grade F, #70 of 305 statewide, top 27%, 501 students, 61% FRL).
• Market conditions: 137 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 ($62k/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 221 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,187 (18.5% 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 221 days. Have you received any prior offers? Is the seller open to a 18% 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. Schools are D-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. 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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $233,588
• List price: $199,000
• Delta: -14.81%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Boyd Rd	0.00mi	3/2.0	1,440 (0%)	2mo	$192,000	$133	98
120 Mauldin St	0.36mi	3/2.0	1,450 (+1%)	20mo	$224,900	$155	66
361 Pearson St	0.51mi	3/2.0	1,507 (+5%)	7mo	$233,900	$155	63
240 Wesley Ave N	0.67mi	3/1.0	1,648 (+14%)	10mo	$225,000	$137	33

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-38,207
• Equity at exit: $29,672

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-40,877
• Equity at exit: $17,206

Cash invested: $55,720 (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 35058

• Home prices YoY: -17.5%
• Active inventory: 137
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-94

Break-even live

Break-even rent $1,741

Max offer price $185,403

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-25	+0% $-94	+5% $-163	+10% $-231
Rent	-10% $-222	-5% $-158	+0% $-94	+5% $-30	+10% $34
Rate	-1.0pp $6	-0.5pp $-43	base $-94	+0.5pp $-146	+1.0pp $-198

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   days on market $199,000 Active 221 DOM
2. 2026-06-09
   days on market $199,000 Active 218 DOM
3. 2026-06-08
   days on market $199,000 Active 217 DOM
4. 2026-06-07
   days on market $199,000 Active 216 DOM
5. 2026-06-05
   days on market $199,000 Active 213 DOM
6. 2026-06-03
   days on market $199,000 Active 212 DOM
7. 2026-06-02
   days on market $199,000 Active 211 DOM
8. 2026-06-01
   days on market $199,000 Active 210 DOM
9. 2026-05-31
   days on market $199,000 Active 209 DOM
10. 2026-05-30
    days on market $199,000 Active 208 DOM
11. 2026-05-12
    status Active 613-char remark

    Show marketing remark (613 chars)

    Experience country living just steps from Fairview Park! This completely remodeled 3 bedroom, 2 bath home including a new roof, new flooring, and fresh paint offers a perfect blend of modern comfort and rural charm. Inside, you’ll find a spacious open floor plan, updated finishes, and a flex/office space ideal for remote work or hobbies. Enjoy the peaceful setting while staying close to schools, parks, and local conveniences. Every detail is beautiful —inside and out—making this home move-in ready and stunning. Don’t miss out on this Fairview gem—schedule your showing today!

12. 2026-04-13
    soldstatus $192,022
13. 2026-03-09
    historical Active Under Contract 613-char remark

    Show marketing remark (613 chars)

    Experience country living just steps from Fairview Park! This completely remodeled 3 bedroom, 2 bath home including a new roof, new flooring, and fresh paint offers a perfect blend of modern comfort and rural charm. Inside, you’ll find a spacious open floor plan, updated finishes, and a flex/office space ideal for remote work or hobbies. Enjoy the peaceful setting while staying close to schools, parks, and local conveniences. Every detail is beautiful —inside and out—making this home move-in ready and stunning. Don’t miss out on this Fairview gem—schedule your showing today!

14. 2026-01-14
    price $199,000 613-char remark

    Show marketing remark (613 chars)

    Experience country living just steps from Fairview Park! This completely remodeled 3 bedroom, 2 bath home including a new roof, new flooring, and fresh paint offers a perfect blend of modern comfort and rural charm. Inside, you’ll find a spacious open floor plan, updated finishes, and a flex/office space ideal for remote work or hobbies. Enjoy the peaceful setting while staying close to schools, parks, and local conveniences. Every detail is beautiful —inside and out—making this home move-in ready and stunning. Don’t miss out on this Fairview gem—schedule your showing today!

15. 2025-11-04
    listed $219,000 Active 613-char remark

    Show marketing remark (613 chars)

    Experience country living just steps from Fairview Park! This completely remodeled 3 bedroom, 2 bath home including a new roof, new flooring, and fresh paint offers a perfect blend of modern comfort and rural charm. Inside, you’ll find a spacious open floor plan, updated finishes, and a flex/office space ideal for remote work or hobbies. Enjoy the peaceful setting while staying close to schools, parks, and local conveniences. Every detail is beautiful —inside and out—making this home move-in ready and stunning. Don’t miss out on this Fairview gem—schedule your showing today!

16. 2025-09-15
    price $234,900
17. 2025-07-24
    listed $249,000 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $19,462
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,789
• Taxable loss: −$4,568
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-31/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 — Fairview

• Score: 60/100
• State rank: #279
• US rank: #18480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairview, AL
• County: Cullman County · 47,767 people
• Metro: Cullman, AL
• Population (ZIP): 11,545
• Household income: $62,146
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 87.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1% Vietnamese 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: ▼ -53.88%
• Current HPI: 254.3583
• 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

-22.9% since first listed

7 events — show timeline

• 2026-05-12 Relisted — SAARMLS
• 2026-04-13 Sold (Public Records) $192,022 Public Records
• 2026-03-09 Contingent — SAARMLS
• 2026-01-14 Price Changed $199,000 SAARMLS
• 2025-11-04 Listed $219,000 SAARMLS
• 2025-09-15 Price Changed $234,900 SAARMLS
• 2025-07-24 Listed $249,000 SAARMLS

Property tax history

+5.5%/yr

Latest (2025): $311 · +7.9% YoY. Source: county tax records.