1544 Co Rd 831 · West Point, AL 35055

$179,900

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 53 Days on market

Built 1900 2.50 ac lot $142/sqft · 25% above area Est $203k · 11% under ↓ 5% 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 +12.7/15.0
• Cash flow +11.9/30.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * CASH ONLY – Investors & DIYers Welcome! * * Take a look at the endless possibilities this charming mini retreat has to offer! Featuring a modern rustic feel, this unique property is ready for your vision, whether you're looking for a peaceful home, a creative escape, or your next investment opportunity. Step out back and enjoy 2.5 beautifully manicured acres designed for relaxation and functionality. The inviting screened-in room is perfect for morning coffee or unwinding in the evenings while soaking in the quiet, peaceful surroundings. This property is ideal for hobbyists with a well-equipped woodworking shop, a spacious 4-bay open storage shed, and a dedicated crafting

Key facts

• Rich fertile soil
• Woodworking shop
• Crafting room

Tags

• SCREENED-IN ROOM
• WOODWORKING SHOP
• 4-BAY OPEN STORAGE SHED
• CRAFTING ROOM
• 2-BAY COVERED PARKING AREA
• RICH FERTILE SOIL

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Above-grade finished area approximately 1,800 (finished living area)
• Exterior features: Approximately 2.5-acre lot; About 600' of frontage; Directions: Hwy 278 East from Cullman, approx. 8 miles, turn left at caution light, go approx. 2 miles; property on the right

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Interior features: Gas log fireplace (one fireplace); Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-46 ($-549/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.7% below list).
• Recommended offer: $152k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% 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+; 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.
• 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: 345 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $151,585 (15.7% 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 53 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $203,167
• List price: $179,900
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 County Road 842	0.59mi	3/2.0	1,450 (+14%)	1mo	$214,000	$148	49

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-32,041
• Equity at exit: $26,824

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-31,558
• Equity at exit: $15,554

Cash invested: $50,372 (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 35055

• Home prices YoY: -14.4%
• Active inventory: 345
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-46

Break-even live

Break-even rent $1,574

Max offer price $173,283

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $16	+0% $-46	+5% $-108	+10% $-170
Rent	-10% $-165	-5% $-106	+0% $-46	+5% $14	+10% $74
Rate	-1.0pp $45	-0.5pp $0	base $-46	+0.5pp $-92	+1.0pp $-140

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $179,900 Active 53 DOM
2. 2026-06-21
   days on market $179,900 Active 52 DOM
3. 2026-06-19
   days on market $179,900 Active 50 DOM
4. 2026-06-18
   days on market $179,900 Active 49 DOM
5. 2026-06-17
   days on market $179,900 Active 48 DOM
6. 2026-06-16
   days on market $179,900 Active 47 DOM
7. 2026-06-15
   days on market $179,900 Active 46 DOM
8. 2026-06-14
   days on market $179,900 Active 44 DOM
9. 2026-06-12
   days on market $179,900 Active 43 DOM
10. 2026-06-09
    days on market $179,900 Active 40 DOM
11. 2026-06-08
    days on market $179,900 Active 39 DOM
12. 2026-06-07
    days on market $179,900 Active 38 DOM
13. 2026-06-05
    days on market $179,900 Active 35 DOM
14. 2026-06-03
    days on market $179,900 Active 34 DOM
15. 2026-06-02
    days on market $179,900 Active 33 DOM
16. 2026-06-01
    days on market $179,900 Active 32 DOM
17. 2026-05-31
    days on market $179,900 Active 31 DOM
18. 2026-05-30
    days on market $179,900 Active 30 DOM
19. 2026-04-29
    listed $179,900 Active 1055-char remark
20. 2026-03-07
    listed $189,900 Active

ⓘ 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 ≥104°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: $18,190
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,233
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $322/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 — 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

• County: Cullman County · 47,767 people
• Metro: Cullman, AL
• Population (ZIP): 23,115
• Household income: $58,405
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 499.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -43.60%
• Current HPI: 259.5471
• 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

-5.3% since first listed

2 events — show timeline

• 2026-04-29 Listed $179,900 SAARMLS
• 2026-03-07 Listed $189,900 SAARMLS

Property tax history

+4.0%/yr

Latest (2023): $160 · -9.0% YoY. Source: county tax records.