6795 S County Road 33 · Cottonwood, AL 36312

$159,900

3 bd · 3.5 ba · 3,352 sqft · SingleFamily · 247 Days on market

Built 1994 0.73 ac lot

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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 +14.7/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HOME SOLD AS IS, HAS HAD SOME CONSTRUCTION WORK STARTED BUT NOT COMPLETE . HOME HAS HUGE BONUS ROOM WITH FIREPLACE AND FULL BATH. SUNROOM ON BACK OF HOUSE WITH LOTS OF WINDOWS. NEW METAL ROOF. NICE BARN OUT BACK WITH BEAUTIFUL VIEW OF FARM PASTURES. PURCHASE OF THE PROPERTY WILL BE BY CASH AT THE CLOSING OR ON TERMS ACCEPTABLE TO THE SELLER. TO MAKE AN OFFER GO TO WWW. HOMEPATH. COM

Key facts

• Metal roof
• Barn
• Bonus room

Tags

• BONUS ROOM
• FIREPLACE
• FULL BATH
• SUNROOM
• METAL ROOF
• BARN

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 spaces)
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Partial basement
• Exterior features: Covered patio/porch; On waterfront; Barn(s); Storage structure(s)

Interior

• Kitchen: No appliances listed
• Flooring: Other flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Entrance foyer; Aluminum-framed windows; One fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $42 ($506/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 $145k (9.2% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#82 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cottonwood Elementary School (481 students, 73% FRL); Cottonwood High School (math 14% / reading 39%, grade F, #107 of 305 statewide, top 36%, 398 students, 69% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.0% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $70k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 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?
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.30×
• Total profit: $58,161
• Equity at exit: $110,398

10-year hold

• IRR: 17.7%
• Equity multiple: 4.73×
• Total profit: $167,126
• Equity at exit: $209,337

Cash invested: $44,772 (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 36312

• Home prices YoY: 3.8%
• Active inventory: 86
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $42

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $97	+0% $42	+5% $-13	+10% $-68
Rent	-10% $-73	-5% $-15	+0% $42	+5% $100	+10% $157
Rate	-1.0pp $123	-0.5pp $83	base $42	+0.5pp $1	+1.0pp $-41

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $159,900 Active 247 DOM
2. 2026-06-18
   days on market $159,900 Active 246 DOM
3. 2026-06-17
   days on market $159,900 Active 245 DOM
4. 2026-06-16
   days on market $159,900 Active 244 DOM
5. 2026-06-15
   days on market $159,900 Active 243 DOM
6. 2026-06-14
   days on market $159,900 Active 241 DOM
7. 2026-06-12
   days on market $159,900 Active 240 DOM
8. 2026-06-09
   days on market $159,900 Active 237 DOM
9. 2026-06-08
   days on market $159,900 Active 236 DOM
10. 2026-06-07
    days on market $159,900 Active 235 DOM
11. 2026-06-05
    remarks 386-char remark
12. 2026-06-05
    listed $159,900 Active 232 DOM

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,426
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,652
• Taxable loss: −$2,169
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $1,027/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Cottonwood

• Score: 67/100
• State rank: #82
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,137
• Population (ZIP): 6,147

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.96%
• Current HPI: 189.0364
• 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

-64.1% since first listed

10 events — show timeline

• 2026-06-03 Relisted — SAMLS
• 2026-06-03 Price Changed $159,900 SAMLS
• 2026-01-06 Price Changed $175,000 SAMLS
• 2026-01-05 Relisted — SAMLS
• 2025-07-18 Price Changed $185,000 SAMLS
• 2025-07-12 Price Changed $195,000 SAMLS
• 2025-06-06 Price Changed $199,900 SAMLS
• 2025-05-09 Price Changed $225,000 SAMLS
• 2025-04-04 Listed $229,900 SAMLS
• 2022-11-08 Listed $445,000 SAMLS