6550 Co Rd 747 · Holly Pond, AL 35083

$159,900

2 bd · 1.0 ba · 840 sqft · SingleFamily · 40 Days on market

Built 2000 0.92 ac lot $190/sqft · 16% below area Est $191k · 16% under ↓ 3% 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 +14.7/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome to this charming, move-in-ready home—perfect for first-time buyers or anyone looking to enjoy peaceful country living! This great starter home has been thoughtfully updated with brand new windows, siding, appliances, and countertops, giving you modern comfort with a fresh, clean feel throughout. Step inside to find a cozy and inviting layout that’s easy to maintain and ideal for everyday living. The updated kitchen features new countertops and appliances, making meal prep a breeze, while the new windows bring in plenty of natural light. Outside, you’ll love the quiet country setting—offering space to relax, unwind, and enjoy the beauty of nature, all while still being within a convenient drive to town. If you’ve been searching for an affordable home with major updates already done, this one checks all the boxes. Don’t miss your chance to make it yours!

Key facts

• New siding
• New appliances
• Updated kitchen

Tags

• NEW WINDOWS
• NEW SIDING
• NEW APPLIANCES
• NEW COUNTERTOPS
• UPDATED KITCHEN
• QUIET COUNTRY SETTING

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Septic tank
• Home design: Single-family residential
• Construction: Above-grade finished area of 840
• Exterior features: Gravel parking area; Lot is approximately 0.92 acres; Zoned R1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (23.4% below list).
• Recommended offer: $123k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: crime D+, 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: Holly Pond Elementary School (math 22% / reading 62%, grade F, #213 of 627 statewide, top 37%, 578 students, 71% FRL); Holly Pond High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 278 students, 58% FRL).
• Market conditions: 35 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $122,530 (23.4% 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 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $190,512
• List price: $159,900
• Delta: -16.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $78,376
• Equity at exit: $144,051

10-year hold

• IRR: 19.5%
• Equity multiple: 6.31×
• Total profit: $237,704
• Equity at exit: $310,651

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 35083

• Home prices YoY: 8.9%
• Active inventory: 35
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-137

Break-even live

Break-even rent $1,399

Max offer price $140,069

Occupancy floor —

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 13 events

1. 2026-06-15
   days on market $159,900 Active 40 DOM
2. 2026-06-14
   days on market $159,900 Active 38 DOM
3. 2026-06-12
   days on market $159,900 Active 37 DOM
4. 2026-06-09
   days on market $159,900 Active 34 DOM

   Show marketing remark (908 chars)

   Welcome to this charming, move-in-ready home—perfect for first-time buyers or anyone looking to enjoy peaceful country living! This great starter home has been thoughtfully updated with brand new windows, siding, appliances, and countertops, giving you modern comfort with a fresh, clean feel throughout. Step inside to find a cozy and inviting layout that’s easy to maintain and ideal for everyday living. The updated kitchen features new countertops and appliances, making meal prep a breeze, while the new windows bring in plenty of natural light. Outside, you’ll love the quiet country setting—offering space to relax, unwind, and enjoy the beauty of nature, all while still being within a convenient drive to town. If you’ve been searching for an affordable home with major updates already done, this one checks all the boxes. Don’t miss your chance to make it yours!

5. 2026-06-08
   days on market $159,900 Active 33 DOM
6. 2026-06-07
   days on market $159,900 Active 32 DOM
7. 2026-06-05
   days on market $159,900 Active 29 DOM
8. 2026-06-03
   days on market $159,900 Active 28 DOM
9. 2026-06-02
   days on market $159,900 Active 27 DOM
10. 2026-06-01
    days on market $159,900 Active 26 DOM
11. 2026-05-31
    days on market $159,900 Active 25 DOM
12. 2026-05-30
    days on market $159,900 Active 24 DOM
13. 2026-05-06
    listed $159,900 Active 907-char remark

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,704
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,652
• Taxable loss: −$4,455
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $-575/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 — 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

• Population (ZIP): 4,276

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 21.05%
• Current HPI: 258.1263
• 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

-3.0% since first listed

3 events — show timeline

• 2026-06-09 Pending — SAARMLS
• 2026-05-01 Price Changed $159,900 SAARMLS
• 2026-04-03 Listed $164,900 SAARMLS