1172 Co Rd 1142 · Cullman, AL 35057

$110,000

3 bd · 1.5 ba · 1,096 sqft · SingleFamily public records · 262 Days on market

Built 1960 Fair condition 1.30 ac lot $100/sqft · 50% below area Est $218k · 50% under ↓ 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 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 $461 ($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 11.3% vs local median 3.6% in Cullman — 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 71/100 on livability (#36 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, commute F, health & safety 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: West Point Elementary School (math 37% / reading 47%, grade F, #213 of 627 statewide, top 37%, 518 students, 67% FRL); West Point Middle School (math 21% / reading 61%, grade F, #54 of 257 statewide, top 21%, 381 students, 64% FRL); West Point High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 606 students, 62% FRL).
• Market conditions: 158 active listings in the ZIP; solid renter incomes; 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 262 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 262 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: 1.27% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $218,458
• List price: $110,000
• Delta: -49.65%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 County Road 1092	2.04mi	4/2.0 (+1)	1,168 (+7%)	5mo	$198,300	$170	43
40 County Road 1124	0.60mi	3/2.0	1,232 (+12%)	12mo	$203,000	$165	40
19 Co Rd 1139	1.29mi	2/2.0 (-1)	1,128 (+3%)	20mo	$160,000	$142	37
751 Co Rd 1123	0.58mi	3/2.0	1,313 (+20%)	12mo	$202,000	$154	36
296 Co Rd 1224	1.58mi	3/1.0	1,041 (-5%)	24mo	$160,000	$154	35
1235 Co Rd 1136	1.51mi	2/2.0 (-1)	1,120 (+2%)	26mo	$275,000	$246	34
6525 County Road 1141	2.03mi	3/2.0	1,400 (+28%)	8mo	$240,000	$171	31
150 Co Rd 1124	0.63mi	3/2.0	1,404 (+28%)	16mo	$218,000	$155	30
885 County Road 1123	0.68mi	4/2.0 (+1)	1,204 (+10%)	21mo	$215,900	$179	27
1645 County Road 1194	2.22mi	4/2.0 (+1)	1,268 (+16%)	9mo	$94,000	$74	25
110 County Road 1118	2.03mi	3/2.0	1,350 (+23%)	28mo	$185,000	$137	18
1045 Co Rd 1131	2.08mi	2/2.0 (-1)	1,269 (+16%)	37mo	$245,000	$193	13

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $11,478
• Equity at exit: $16,401

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $47,591
• 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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $166,950 ($157/sqft)
• Median days on market: 130 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +27.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35057

• Home prices YoY: -14.1%
• Active inventory: 158
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $461

Break-even live

Break-even rent $818

Max offer price $110,000

Occupancy floor 62%

Sensitivity live

Price	-10% $523	-5% $492	+0% $461	+5% $430	+10% $399
Rent	-10% $350	-5% $405	+0% $461	+5% $516	+10% $572
Rate	-1.0pp $516	-0.5pp $489	base $461	+0.5pp $432	+1.0pp $403

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 262 DOM
2. 2026-08-07
   days on market $110,000 Active 261 DOM
3. 2026-08-06
   days on market $110,000 Active 260 DOM
4. 2026-08-05
   days on market $110,000 Active 259 DOM
5. 2026-08-04
   days on market $110,000 Active 258 DOM
6. 2026-08-03
   days on market $110,000 Active 257 DOM
7. 2026-07-31
   days on market $110,000 Active 254 DOM
8. 2026-07-30
   days on market $110,000 Active 253 DOM
9. 2026-07-29
   days on market $110,000 Active 252 DOM
10. 2026-07-27
    days on market $110,000 Active 250 DOM
11. 2026-07-25
    days on market $110,000 Active 248 DOM
12. 2026-07-23
    days on market $110,000 Active 246 DOM
13. 2026-07-22
    days on market $110,000 Active 245 DOM
14. 2026-07-21
    days on market $110,000 Active 244 DOM
15. 2026-07-18
    days on market $110,000 Active 241 DOM
16. 2026-07-16
    days on market $110,000 Active 239 DOM
17. 2026-07-16
    days on market $110,000 Active 238 DOM
18. 2026-07-14
    days on market $110,000 Active 237 DOM
19. 2026-07-13
    days on market $110,000 Active 236 DOM
20. 2026-07-12
    days on market $110,000 Active 235 DOM
21. 2026-07-11
    days on market $110,000 Active 234 DOM
22. 2026-07-10
    days on market $110,000 Active 233 DOM
23. 2026-07-09
    days on market $110,000 Active 232 DOM
24. 2026-07-08
    days on market $110,000 Active 231 DOM
25. 2026-07-07
    days on market $110,000 Active 230 DOM
26. 2026-07-06
    days on market $110,000 Active 229 DOM
27. 2026-07-05
    days on market $110,000 Active 228 DOM
28. 2026-07-04
    days on market $110,000 Active 227 DOM
29. 2026-07-03
    days on market $110,000 Active 226 DOM
30. 2026-07-02
    days on market $110,000 Active 225 DOM
31. 2026-07-01
    days on market $110,000 Active 224 DOM
32. 2026-06-30
    days on market $110,000 Active 223 DOM
33. 2026-06-29
    days on market $110,000 Active 222 DOM
34. 2026-06-28
    days on market $110,000 Active 221 DOM
35. 2026-06-28
    days on market $110,000 Active 220 DOM
36. 2026-06-27
    days on market $110,000 Active 219 DOM
37. 2026-06-26
    days on market $110,000 Active 218 DOM
38. 2026-06-22
    days on market $110,000 Active 215 DOM
39. 2026-06-21
    days on market $110,000 Active 214 DOM
40. 2026-06-19
    days on market $110,000 Active 212 DOM
41. 2026-06-18
    days on market $110,000 Active 211 DOM
42. 2026-06-17
    days on market $110,000 Active 210 DOM
43. 2026-06-16
    days on market $110,000 Active 209 DOM
44. 2026-06-15
    days on market $110,000 Active 208 DOM
45. 2026-06-14
    days on market $110,000 Active 206 DOM
46. 2026-06-12
    days on market $110,000 Active 205 DOM
47. 2026-06-09
    days on market $110,000 Active 202 DOM
48. 2026-06-08
    days on market $110,000 Active 201 DOM
49. 2026-06-07
    days on market $110,000 Active 200 DOM
50. 2026-06-05
    days on market $110,000 Active 197 DOM

ⓘ 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: $16,816
• − Mortgage interest: −$6,162
• − Property taxes: −$283
• − Insurance: −$550
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,200
• Taxable income: $3,931
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,587/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 Est. rehab $27,400–$49,320 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary West Point Elementary School F AL #213/627 Nat'l #17,861/41,679 Middle West Point Middle School F AL #54/257 Nat'l #5,727/14,009 High West Point High School F AL #118/305 Nat'l #12,478/17,239

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

B Composite livability gradescore 71/100

Livability — Cullman

• Score: 71/100
• State rank: #36
• US rank: #6789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cullman · 84,522 people
• City population: 34,660
• Population (ZIP): 15,514
• Household income: $77,054
• Rent vs Own: 14.5% rent · 85.5% own

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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%

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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%

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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

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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.