303 County Road 349 · Good Hope, AL 35098

$189,900

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 133 Days on market

Built 2022 Good condition 0.40 ac lot $178/sqft · at area comps Est $195k · at est.

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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 +21.4/30.0
• ARV discount +8.8/15.0
• Appreciation +6.9/10.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, while the bedrooms feature comfortable carpet flooring. Exterior highlights include a concrete poured parking pad and a covered front porch.

Key facts

• Dutch hip roof
• Walk-in closet
• Private bath

Tags

• CRAFTSMAN STYLE DESIGN
• DUTCH HIP ROOF
• RAISED BAR AREA
• WALK-IN CLOSET
• PRIVATE BATH
• CONCRETE POURED PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $182k (4.3% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.1% in Good Hope — 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 63/100 on livability (#199 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: 17 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 $9k of equity ($1k loan paydown + $7k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $27k (12%) 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; 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $195,480
• List price: $189,900
• Delta: -2.85%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 County Road 349	0.11mi	3/2.0	1,064 (0%)	3mo	$200,000	$188	92

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.92×
• Total profit: $49,155
• Equity at exit: $94,297

10-year hold

• IRR: 16.6%
• Equity multiple: 3.63×
• Total profit: $139,726
• Equity at exit: $152,666

Cash invested: $53,172 (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 35098

• Home prices YoY: 1.5%
• Active inventory: 17
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $282

Break-even live

Break-even rent $1,459

Max offer price $189,900

Occupancy floor 79%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $189,900 Active 133 DOM
2. 2026-06-18
   days on market $189,900 Active 132 DOM
3. 2026-06-17
   days on market $189,900 Active 131 DOM
4. 2026-06-16
   days on market $189,900 Active 130 DOM
5. 2026-06-15
   days on market $189,900 Active 129 DOM
6. 2026-06-14
   days on market $189,900 Active 127 DOM
7. 2026-06-12
   days on market $189,900 Active 126 DOM
8. 2026-06-09
   days on market $189,900 Active 123 DOM
9. 2026-06-08
   days on market $189,900 Active 122 DOM
10. 2026-06-07
    days on market $189,900 Active 121 DOM
11. 2026-06-05
    days on market $189,900 Active 118 DOM
12. 2026-06-03
    days on market $189,900 Active 117 DOM
13. 2026-06-02
    days on market $189,900 Active 116 DOM
14. 2026-06-01
    days on market $189,900 Active 115 DOM
15. 2026-05-31
    days on market $189,900 Active 114 DOM
16. 2026-05-30
    days on market $189,900 Active 113 DOM
17. 2026-04-30
    price $189,900 677-char remark

    Show marketing remark (649 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, and carpet in the bedrooms. Exterior highlights include a concrete poured parking pad and a covered front porch.

18. 2026-04-30
    price $189,900 649-char remark

    Show marketing remark (649 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, and carpet in the bedrooms. Exterior highlights include a concrete poured parking pad and a covered front porch.

19. 2026-03-03
    price $199,900 677-char remark

    Show marketing remark (649 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, and carpet in the bedrooms. Exterior highlights include a concrete poured parking pad and a covered front porch.

20. 2026-03-03
    price $199,900 649-char remark

    Show marketing remark (649 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, and carpet in the bedrooms. Exterior highlights include a concrete poured parking pad and a covered front porch.

21. 2026-02-06
    listed $216,900 Active 649-char remark

    Show marketing remark (649 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, and carpet in the bedrooms. Exterior highlights include a concrete poured parking pad and a covered front porch.

22. 2026-01-20
    listed $216,900 Active 677-char remark

    Show marketing remark (677 chars)

    Newly constructed “Hope” house plan situated on a 0.41-acre lot, showcasing attractive Craftsman-style design with a distinctive Dutch hip roof that adds unique curb appeal. This 3-bedroom, 2-bath home features a spacious living room with vaulted ceilings, along with a functional kitchen, dining area, and laundry room. The kitchen offers a raised bar area for casual dining. The primary suite includes a walk-in closet and private bath. LVP flooring will be installed throughout the main living areas for easy maintenance, while the bedrooms feature comfortable carpet flooring. Exterior highlights include a concrete poured parking pad and a covered front porch.

23. 2025-06-12
    historical $1,150
24. 2025-06-05
    price $1,150
25. 2025-05-08
    price $1,200
26. 2025-05-01
    price $1,300
27. 2025-04-17
    price $1,350
28. 2025-03-21
    price $1,370
29. 2024-12-17
    listed $1,395
30. 2023-10-08
    historical $1,325
31. 2023-08-24
    price $1,325
32. 2023-07-27
    listed $1,395
33. 2022-08-08
    price $1,325

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $933 · $78/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,797
• − Mortgage interest: −$10,637
• − Property taxes: −$933
• − Insurance: −$950
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,524
• Taxable income: $265
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $3,323/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 · 5 photos

Good 80/100 None rehab

This newly constructed home is in good condition with a good condition score of 80. It has a good curb appeal and is move-in ready. The home has a good resale and rental value with minimal updates needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants.
• Both Installing a smart thermostat — A smart thermostat can improve energy efficiency and comfort for occupants, making the home more attractive to buyers/tenants.
• Both Adding a smart lock system — A smart lock system can enhance security and convenience for occupants, making the home more attractive to buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Both Installing a smart thermostat — A smart thermostat can improve energy efficiency and comfort for occupants, making the home more attractive to buyers/tenants. ↑
• Both Adding a smart lock system — A smart lock system can enhance security and convenience for occupants, making the home more attractive to buyers/tenants. ↑

ⓘ 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 — Good Hope

• Score: 63/100
• State rank: #199
• US rank: #15846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,118

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 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: ▲ 3.82%
• Current HPI: 253.2063
• 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

+14232.1% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $189,900 SAARMLS
• 2026-04-30 Price Changed $189,900 VMLS
• 2026-03-03 Price Changed $199,900 SAARMLS
• 2026-03-03 Price Changed $199,900 VMLS
• 2026-02-06 Listed $216,900 VMLS
• 2026-01-20 Listed $216,900 SAARMLS
• 2025-06-12 Rental Removed $1,150 APPFOLIO
• 2025-06-05 Price Changed $1,150 APPFOLIO
• 2025-05-08 Price Changed $1,200 APPFOLIO
• 2025-05-01 Price Changed $1,300 APPFOLIO
• 2025-04-17 Price Changed $1,350 APPFOLIO
• 2025-03-21 Price Changed $1,370 APPFOLIO
• 2024-12-17 Listed for Rent $1,395 APPFOLIO
• 2023-10-08 Rental Removed $1,325 APPFOLIO
• 2023-08-24 Price Changed $1,325 APPFOLIO
• 2023-07-27 Listed for Rent $1,395 APPFOLIO
• 2022-08-08 Price Changed $1,325 APPFOLIO

Property tax history

+0.6%/yr

Latest (2025): $933 · +7.0% YoY. Source: county tax records.