1006 Stadium Dr · Hanceville, AL 35077

$119,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 102 Days on market

Built 1960 0.41 ac lot $88/sqft · 35% below area Est $183k · 35% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1805742 PURCHASER TO VERIFY SQ, FOOTAGE , LAND AMOUNT, SCHOOLD DISTRICT, SEPTIC SYSTEM . AND HEATING AND COOLING SYSTEM. . NO POWER OR WATER ON

Key facts

• 0.41 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.7% in Hanceville — 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 61/100 on livability (#244 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: Hanceville Elementary School (math 14% / reading 46%, grade F, #364 of 627 statewide, top 58%, 624 students, 78% FRL); Hanceville Middle School (math 12% / reading 51%, grade F, #114 of 257 statewide, top 45%, 304 students, 77% FRL); Hanceville High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 366 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $71k; list at $119k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.12% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $182,598
• List price: $119,000
• Delta: -34.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Elm St	0.17mi	4/1.5 (+1)	1,423 (+5%)	2mo	$130,000	$91	75
302 Alabama Ave	0.44mi	3/2.0	1,369 (+1%)	1mo	$163,350	$119	73
108 Self St	0.35mi	3/1.0	1,320 (-3%)	7mo	$159,500	$121	73
616 Blountsville St NE	0.47mi	3/2.0	1,349 (-1%)	1mo	$197,500	$146	72
125 West Railroad Ave SE	0.40mi	3/2.0	1,449 (+6%)	1mo	$199,900	$138	66
110 Ohio Ave NE	0.36mi	3/2.0	1,264 (-7%)	4mo	$183,000	$145	64
116 Kentucky Ave	0.33mi	3/2.0	1,467 (+8%)	6mo	$209,000	$142	63
506 Greenbrier Dr	0.57mi	3/2.5	1,344 (-1%)	8mo	$222,000	$165	59
619 Blountsville St	0.44mi	3/2.0	1,512 (+11%)	2mo	$220,000	$146	55
808 Commercial St	0.27mi	3/2.0	1,546 (+14%)	8mo	$239,000	$155	54
104 Alabama Ave SE	0.49mi	2/2.0 (-1)	1,227 (-10%)	2mo	$130,000	$106	50
606 Blountsville St NE	0.50mi	2/2.0 (-1)	1,173 (-14%)	1mo	$155,000	$132	44

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,248
• Equity at exit: $17,743

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $31,694
• Equity at exit: $10,289

Cash invested: $33,320 (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 35077

• Home prices YoY: -12.6%
• Active inventory: 137
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $355

Break-even live

Break-even rent $890

Max offer price $119,000

Occupancy floor 69%

Sensitivity live

Price	-10% $422	-5% $388	+0% $355	+5% $321	+10% $287
Rent	-10% $249	-5% $302	+0% $355	+5% $407	+10% $460
Rate	-1.0pp $415	-0.5pp $385	base $355	+0.5pp $324	+1.0pp $292

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 College Dr NE Hanceville, AL	1.0–3.0	1.0–2.0	762	$1,562	$2.05	4d	23	1.17mi

Listing history 21 events

1. 2026-06-22
   days on market $119,000 Active 102 DOM
2. 2026-06-21
   days on market $119,000 Active 101 DOM
3. 2026-06-19
   days on market $119,000 Active 99 DOM
4. 2026-06-18
   days on market $119,000 Active 98 DOM
5. 2026-06-17
   days on market $119,000 Active 97 DOM
6. 2026-06-16
   days on market $119,000 Active 96 DOM
7. 2026-06-15
   days on market $119,000 Active 95 DOM
8. 2026-06-14
   days on market $119,000 Active 93 DOM
9. 2026-06-12
   days on market $119,000 Active 92 DOM
10. 2026-06-09
    days on market $119,000 Active 89 DOM
11. 2026-06-08
    days on market $119,000 Active 88 DOM
12. 2026-06-07
    days on market $119,000 Active 87 DOM
13. 2026-06-05
    days on market $119,000 Active 84 DOM
14. 2026-06-03
    days on market $119,000 Active 83 DOM
15. 2026-06-02
    days on market $119,000 Active 82 DOM
16. 2026-06-01
    days on market $119,000 Active 81 DOM
17. 2026-05-31
    days on market $119,000 Active 80 DOM
18. 2026-05-30
    days on market $119,000 Active 79 DOM
19. 2026-03-12
    listed $119,000 Active 749-char remark

    Show marketing remark (749 chars)

    All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1805742 PURCHASER TO VERIFY SQ, FOOTAGE , LAND AMOUNT, SCHOOLD DISTRICT, SEPTIC SYSTEM . AND HEATING AND COOLING SYSTEM. . NO POWER OR WATER ON

20. 2015-10-19
    soldstatus $70,750 79-char remark

    Show marketing remark (79 chars)

    NEW PLUMBING, ROOF 4 YRS OLD. , NEW GARAGE DISP. OAK FLOORS & SUB FLOORS.

21. 2015-01-19
    listed $69,900 79-char remark

    Show marketing remark (79 chars)

    NEW PLUMBING, ROOF 4 YRS OLD. , NEW GARAGE DISP. OAK FLOORS & SUB FLOORS.

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$136/yr (+$11/mo · 38.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,064
• − Mortgage interest: −$6,666
• − Property taxes: −$352
• − Insurance: −$595
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,462
• Taxable income: $2,419
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,675/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 — Hanceville

• Score: 61/100
• State rank: #244
• US rank: #17639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanceville, AL
• County: Cullman County · 47,767 people
• City population: 13,107
• Metro: Cullman, AL
• Population (ZIP): 13,107
• Household income: $48,276
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 323.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -37.31%
• Current HPI: 258.7978
• Rent YoY: —
• Metro: Cullman, AL
• 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

+70.2% since first listed

3 events — show timeline

• 2026-03-12 Listed $119,000 SAARMLS
• 2015-10-19 Sold (MLS) $70,750 SAARMLS
• 2015-01-19 Listed $69,900 SAARMLS

Property tax history

+6.0%/yr

Latest (2025): $352 · -2.7% YoY. Source: county tax records.