3765 Co Rd 1141 · West Point, AL 35057

$199,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 86 Days on market

Built 2006 0.60 ac lot $173/sqft · at area comps Est $205k · at est.

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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).

• Cash flow +13.0/30.0
• ARV discount +8.8/15.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This move-in ready 3-bed 2-bath gem is the home you’ve been waiting for. Combining modern efficiency with classic charm. The home is an inviting, open-concept floor plan designed for effortless daily living and entertaining. Natural light pours into the updated living spaces, highlighting the fresh finishes and thoughtful layout. Retreat to the spacious primary suite or enjoy the flexibility of two additional bedrooms—perfect for a growing family, home office, or guest space. Outside, the front or back porch offers the perfect spot for morning coffee or evening sunsets. The yard has plenty of room for pets, gardening, or play. Located in a quiet community within the highly sought-after West Point School District. Don't miss your chance to own a this home at an incredible value. Schedule your private showing today!

Key facts

• Room for pets
• Front or back porch
• Quiet community

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPDATED LIVING SPACES
• SPACIOUS PRIMARY SUITE
• FRONT OR BACK PORCH
• ROOM FOR PETS
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.8% below list).
• Recommended offer: $148k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,672 (25.8% 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 86 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 11.2

CMA / ARV

• ARV (median comp): $204,886
• List price: $199,000
• Delta: -2.87%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 Co Rd 1123	0.74mi	3/2.0	1,313 (+14%)	10mo	$202,000	$154	29

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-32,974
• Equity at exit: $29,672

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-29,926
• Equity at exit: $17,206

Cash invested: $55,720 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-10

Break-even live

Break-even rent $1,489

Max offer price $197,260

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $46	+0% $-10	+5% $-66	+10% $-122
Rent	-10% $-127	-5% $-68	+0% $-10	+5% $48	+10% $107
Rate	-1.0pp $90	-0.5pp $41	base $-10	+0.5pp $-61	+1.0pp $-114

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $199,000 Active 86 DOM
2. 2026-06-18
   days on market $199,000 Active 85 DOM
3. 2026-06-17
   days on market $199,000 Active 84 DOM
4. 2026-06-16
   days on market $199,000 Active 83 DOM
5. 2026-06-15
   days on market $199,000 Active 82 DOM
6. 2026-06-14
   days on market $199,000 Active 80 DOM
7. 2026-06-12
   days on market $199,000 Active 79 DOM
8. 2026-06-09
   days on market $199,000 Active 76 DOM
9. 2026-06-08
   days on market $199,000 Active 75 DOM
10. 2026-06-07
    days on market $199,000 Active 74 DOM
11. 2026-06-05
    days on market $199,000 Active 71 DOM
12. 2026-06-03
    days on market $199,000 Active 70 DOM
13. 2026-06-02
    days on market $199,000 Active 69 DOM
14. 2026-06-01
    days on market $199,000 Active 68 DOM
15. 2026-05-31
    days on market $199,000 Active 67 DOM
16. 2026-05-30
    days on market $199,000 Active 66 DOM
17. 2026-05-04
    price $199,000 837-char remark

    Show marketing remark (837 chars)

    This move-in ready 3-bed 2-bath gem is the home you’ve been waiting for. Combining modern efficiency with classic charm. The home is an inviting, open-concept floor plan designed for effortless daily living and entertaining. Natural light pours into the updated living spaces, highlighting the fresh finishes and thoughtful layout. Retreat to the spacious primary suite or enjoy the flexibility of two additional bedrooms—perfect for a growing family, home office, or guest space. Outside, the front or back porch offers the perfect spot for morning coffee or evening sunsets. The yard has plenty of room for pets, gardening, or play. Located in a quiet community within the highly sought-after West Point School District. Don't miss your chance to own a this home at an incredible value. Schedule your private showing today!

18. 2026-03-25
    listed $220,000 Active 837-char remark

    Show marketing remark (837 chars)

    This move-in ready 3-bed 2-bath gem is the home you’ve been waiting for. Combining modern efficiency with classic charm. The home is an inviting, open-concept floor plan designed for effortless daily living and entertaining. Natural light pours into the updated living spaces, highlighting the fresh finishes and thoughtful layout. Retreat to the spacious primary suite or enjoy the flexibility of two additional bedrooms—perfect for a growing family, home office, or guest space. Outside, the front or back porch offers the perfect spot for morning coffee or evening sunsets. The yard has plenty of room for pets, gardening, or play. Located in a quiet community within the highly sought-after West Point School District. Don't miss your chance to own a this home at an incredible value. Schedule your private showing today!

19. 2023-09-27
    soldstatus $150,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$216/yr (+$18/mo · 36.1%)

ⓘ 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 5/10 Major 25% 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: $17,721
• − Mortgage interest: −$11,147
• − Property taxes: −$600
• − Insurance: −$995
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$5,789
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $757/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

• Census place: West Point, AL
• 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

+32.7% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $199,000 SAARMLS
• 2026-03-25 Listed $220,000 SAARMLS
• 2023-09-27 Sold (Public Records) $150,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $600 · +6.2% YoY. Source: county tax records.