1172 Co Rd 1142 · West Point, AL 35057

$110,000

3 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 212 Days on market

Built 1960 Fair condition 1.30 ac lot $100/sqft · 49% below area Est $214k · 49% under ↓ 21% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.4/5.0
• 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

This 3 bedroom 1.5 bath sits on 1.03 acres in the middle of West Point which is walking distance to local schools and restaurants Whether you are an investor or a buyer looking to build equity, this property offers endless possibilities. Bring your imagination and make it your own! Conveniently located just minutes from I-65 and all the amenities of Cullman, this home provides comfort with quick access to everything you need. This property has NEW septic tank and plumbing running from both bathrooms to septic tank!

Key facts

• Minutes from i-65
• 1.03 acres
• 1.3 acre lot

Tags

• 1.03 ACRES
• MINUTES FROM I-65
• QUICK ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.1% in West Point — 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 67/100 on livability (#85 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools 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.
• Market conditions: 127 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($97k) 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1960 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.32% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $213,853
• List price: $110,000
• Delta: -48.56%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 County Road 1124	0.60mi	3/2.0	1,232 (+12%)	10mo	$203,000	$165	41
885 County Road 1123	0.68mi	4/2.0 (+1)	1,204 (+10%)	20mo	$215,900	$179	28

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $13,792
• Equity at exit: $16,401

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $52,588
• Equity at exit: $9,511

Cash invested: $30,800 (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 35057

• Home prices YoY: -14.1%
• Active inventory: 127
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $497

Break-even live

Break-even rent $818

Max offer price $110,000

Occupancy floor 61%

Sensitivity live

Price	-10% $559	-5% $528	+0% $497	+5% $466	+10% $435
Rent	-10% $383	-5% $440	+0% $497	+5% $554	+10% $612
Rate	-1.0pp $553	-0.5pp $525	base $497	+0.5pp $469	+1.0pp $440

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 212 DOM
2. 2026-06-18
   days on market $110,000 Active 211 DOM
3. 2026-06-17
   days on market $110,000 Active 210 DOM
4. 2026-06-16
   days on market $110,000 Active 209 DOM
5. 2026-06-15
   days on market $110,000 Active 208 DOM
6. 2026-06-14
   days on market $110,000 Active 206 DOM
7. 2026-06-12
   days on market $110,000 Active 205 DOM
8. 2026-06-09
   days on market $110,000 Active 202 DOM
9. 2026-06-08
   days on market $110,000 Active 201 DOM
10. 2026-06-07
    days on market $110,000 Active 200 DOM
11. 2026-06-05
    days on market $110,000 Active 197 DOM
12. 2026-06-03
    days on market $110,000 Active 196 DOM
13. 2026-06-02
    days on market $110,000 Active 195 DOM
14. 2026-06-01
    days on market $110,000 Active 194 DOM
15. 2026-05-31
    days on market $110,000 Active 193 DOM
16. 2026-05-30
    days on market $110,000 Active 192 DOM
17. 2026-01-11
    price $110,000 521-char remark

    Show marketing remark (521 chars)

    This 3 bedroom 1.5 bath sits on 1.03 acres in the middle of West Point which is walking distance to local schools and restaurants Whether you are an investor or a buyer looking to build equity, this property offers endless possibilities. Bring your imagination and make it your own! Conveniently located just minutes from I-65 and all the amenities of Cullman, this home provides comfort with quick access to everything you need. This property has NEW septic tank and plumbing running from both bathrooms to septic tank!

18. 2025-12-10
    price $134,900 521-char remark

    Show marketing remark (521 chars)

    This 3 bedroom 1.5 bath sits on 1.03 acres in the middle of West Point which is walking distance to local schools and restaurants Whether you are an investor or a buyer looking to build equity, this property offers endless possibilities. Bring your imagination and make it your own! Conveniently located just minutes from I-65 and all the amenities of Cullman, this home provides comfort with quick access to everything you need. This property has NEW septic tank and plumbing running from both bathrooms to septic tank!

19. 2025-11-19
    listed $139,900 Active 521-char remark

    Show marketing remark (521 chars)

    This 3 bedroom 1.5 bath sits on 1.03 acres in the middle of West Point which is walking distance to local schools and restaurants Whether you are an investor or a buyer looking to build equity, this property offers endless possibilities. Bring your imagination and make it your own! Conveniently located just minutes from I-65 and all the amenities of Cullman, this home provides comfort with quick access to everything you need. This property has NEW septic tank and plumbing running from both bathrooms to septic tank!

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$168/yr (+$14/mo · 59.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,368
• − Mortgage interest: −$6,162
• − Property taxes: −$283
• − Insurance: −$550
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,200
• Taxable income: $4,395
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $4,911/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 · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs to the exterior and roof, with potential for significant value increase through painting and exterior updates.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Roof — Aged appearance

Value-add opportunities

• Both Paint exterior and roof — Enhances curb appeal and value
• Both Replace exterior siding — Improves appearance and value
• Both Paint interior walls and trim — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Roof · Aged appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior and roof — Enhances curb appeal and value ↑
• Both Replace exterior siding — Improves appearance and value ↑
• Both Paint interior walls and trim — Enhances interior appearance and value ↑

ⓘ 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 — West Point

• Score: 67/100
• State rank: #85
• US rank: #10956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,514

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -43.36%
• Current HPI: 264.0336
• 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

-21.4% since first listed

3 events — show timeline

• 2026-01-11 Price Changed $110,000 SAARMLS
• 2025-12-10 Price Changed $134,900 SAARMLS
• 2025-11-19 Listed $139,900 SAARMLS

Property tax history

+7.0%/yr

Latest (2025): $283 · +8.2% YoY. Source: county tax records.