16 Co Rd 771 · Holly Pond, AL 35055

$129,500

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 140 Days on market

Built 1900 Fair condition 0.38 ac lot $82/sqft · 25% below area Est $172k · 25% under ↓ 24% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

Key facts

• Historic charm
• Back deck
• Stone cottage

Tags

• STONE COTTAGE
• BACK DECK
• HISTORIC CHARM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.9% in Holly Pond — 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 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: 339 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $172,116
• List price: $129,500
• Delta: -24.76%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 County Road 771	0.07mi	3/2.0 (-1)	1,562 (-1%)	1mo	$150,000	$96	90
230 Co Rd 1650	0.11mi	3/2.0 (-1)	1,464 (-7%)	19mo	$100,000	$68	63

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,343
• Equity at exit: $19,309

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $42,941
• Equity at exit: $11,197

Cash invested: $36,260 (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: 339
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $444

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 69%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $129,500 Active 140 DOM
2. 2026-06-18
   days on market $129,500 Active 139 DOM
3. 2026-06-17
   days on market $129,500 Active 138 DOM
4. 2026-06-16
   days on market $129,500 Active 137 DOM
5. 2026-06-15
   days on market $129,500 Active 136 DOM
6. 2026-06-14
   days on market $129,500 Active 134 DOM
7. 2026-06-12
   pricedays on market $129,500 Active 133 DOM
8. 2026-06-09
   days on market $136,500 Active 130 DOM
9. 2026-06-08
   days on market $136,500 Active 129 DOM
10. 2026-06-07
    days on market $136,500 Active 128 DOM
11. 2026-06-05
    days on market $136,500 Active 125 DOM
12. 2026-06-03
    days on market $136,500 Active 124 DOM
13. 2026-06-02
    days on market $136,500 Active 123 DOM
14. 2026-06-01
    days on market $136,500 Active 122 DOM
15. 2026-05-31
    days on market $136,500 Active 121 DOM
16. 2026-05-30
    days on market $136,500 Active 120 DOM
17. 2026-05-18
    price $136,500 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

18. 2026-04-28
    price $142,500 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

19. 2026-03-27
    status Active 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

20. 2026-03-27
    price $149,000 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

21. 2026-03-16
    historical Active Under Contract 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

22. 2026-02-12
    price $155,000 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

23. 2026-01-30
    listed $179,900 Active 458-char remark

    Show marketing remark (458 chars)

    NEW PRICE!!!!!! NEW PRICE!!!!!! THIS COULD BE A GREAT INVESTMENT PROPERTY. NEAR DUCK RIVER. If you like the old feel of a -1900s stone cottage, you will love this old home. With some TLC, You have the opportunity to make it your own. 4 bedrooms and 2 baths, kitchen, and living area. The home blends historic cottage charm . Enjoy entertaining or unwinding on the back deck. Come take a look to see if this could be your future home or investment property.

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,344
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,767
• Taxable income: $3,478
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,498/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property presents as a moderate renovation opportunity with overgrown vegetation and peeling paint. It has potential for significant value increase with exterior and interior updates.

Repairs flagged

• Major Paint — Peeling paint on exterior and porch
• Major Landscaping — Overgrown vegetation and unkempt appearance
• Minor Flooring — Worn hardwood floors

Value-add opportunities

• Both Paint exterior and porch — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both Flooring — Enhances interior aesthetics and comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and porch	Major	$15,000–50,000
Landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Flooring · Worn hardwood floors	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint exterior and porch — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Flooring — Enhances interior aesthetics and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Cullman County · 47,767 people
• 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

-24.1% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $136,500 SAARMLS
• 2026-04-28 Price Changed $142,500 SAARMLS
• 2026-03-27 Relisted — SAARMLS
• 2026-03-27 Price Changed $149,000 SAARMLS
• 2026-03-16 Contingent — SAARMLS
• 2026-02-12 Price Changed $155,000 SAARMLS
• 2026-01-30 Listed $179,900 SAARMLS