72 Co Rd 1372 · Cullman, AL 35179

$179,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 98 Days on market

Built 2026 Excellent condition 0.30 ac lot $163/sqft · 6% above area Est $169k · 6% over

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Why this score? — see what drove the C- 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 +16.7/30.0
• DSCR +5.2/10.0
• Appreciation +5.1/10.0
• Condition / age +5.0/5.0
• ARV discount +4.9/15.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Brand new construction in a quiet neighborhood! This beautiful 2 bedroom, 2 bath home sits on a spacious . 30 Acre lot and offers the perfect blend of comfort and modern finishes. Inside you’ll find an inviting open layout with durable waterproof LVP flooring through the main living areas and cozy carpet in the bedrooms. The kitchen features beautiful butcher block countertops. solid surface countertops in both baths, giving both style and functionality for everyday living. Oven and fridge provided by seller. PROFESSINAL PICS LATER WHEN WE GET FURTHER ALONG. HOPIONG TO BE COMPLETED END OF MARCH.

Key facts

• New construction
• Spacious lot
• Open layout

Tags

• NEW CONSTRUCTION
• QUIET NEIGHBORHOOD
• SPACIOUS LOT
• OPEN LAYOUT
• BUTCHER BLOCK COUNTERTOPS
• SOLID SURFACE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (4.7% below list).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% 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+, schools B; 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.
• Market conditions: 80 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $217 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $169,144
• List price: $179,000
• Delta: 5.83%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Co Rd 1372	0.04mi	2/1.0	960 (-13%)	14mo	$165,000	$172	62
21 Co Rd 1386	0.06mi	2/1.0	960 (-13%)	13mo	$167,000	$174	61
321 County Road 1381	0.70mi	3/2.0 (+1)	1,024 (-7%)	6mo	$163,200	$159	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $2,860
• Equity at exit: $53,064

10-year hold

• IRR: 6.6%
• Equity multiple: 1.72×
• Total profit: $36,315
• Equity at exit: $64,661

Cash invested: $50,120 (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 35179

• Home prices YoY: 0.0%
• Active inventory: 80
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $111

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 89%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $179,000 Active 98 DOM
2. 2026-06-18
   days on market $179,000 Active 97 DOM
3. 2026-06-17
   days on market $179,000 Active 96 DOM
4. 2026-06-16
   days on market $179,000 Active 95 DOM
5. 2026-06-15
   days on market $179,000 Active 94 DOM
6. 2026-06-14
   days on market $179,000 Active 92 DOM
7. 2026-06-12
   days on market $179,000 Active 91 DOM
8. 2026-06-09
   days on market $179,000 Active 88 DOM
9. 2026-06-08
   days on market $179,000 Active 87 DOM
10. 2026-06-07
    days on market $179,000 Active 86 DOM
11. 2026-06-05
    days on market $179,000 Active 83 DOM
12. 2026-06-03
    days on market $179,000 Active 82 DOM
13. 2026-06-02
    days on market $179,000 Active 81 DOM
14. 2026-06-01
    days on market $179,000 Active 80 DOM
15. 2026-05-31
    days on market $179,000 Active 79 DOM
16. 2026-05-30
    days on market $179,000 Active 78 DOM
17. 2026-03-13
    listed $179,000 Active 608-char remark

    Show marketing remark (608 chars)

    Brand new construction in a quiet neighborhood! This beautiful 2 bedroom, 2 bath home sits on a spacious . 30 Acre lot and offers the perfect blend of comfort and modern finishes. Inside you’ll find an inviting open layout with durable waterproof LVP flooring through the main living areas and cozy carpet in the bedrooms. The kitchen features beautiful butcher block countertops. solid surface countertops in both baths, giving both style and functionality for everyday living. Oven and fridge provided by seller. PROFESSINAL PICS LATER WHEN WE GET FURTHER ALONG. HOPIONG TO BE COMPLETED END OF MARCH.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,471
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,207
• Taxable loss: −$1,618
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,716/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 · 2 photos

Excellent 100/100 None rehab

This brand new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious lot and modern finishes, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint can improve the home's appearance and value
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping improvements — Enhances curb appeal and property 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 — 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

• City population: 34,660
• Population (ZIP): 8,957

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.12%
• Current HPI: 272.8749
• 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

1 event — show timeline

• 2026-03-13 Listed $179,000 SAARMLS