593 Co Rd 1295 · South Vinemont, AL 35058

$210,000

4 bd · 1.0 ba · 1,816 sqft · SingleFamily public records · 16 Days on market

Built 1984 0.60 ac lot Est $240k · 12% under

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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 +23.1/30.0
• ARV discount +13.1/15.0
• DSCR +7.4/10.0
• 1% rule +4.6/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 4 Bed, 2 Bath home near Vinemont. It has 2 CH & A unites, ceiling fans, crown molding in several rooms, nice location that is convenient to town and the interstate.

Key facts

• Convenient to town
• Ceiling fans
• Crown molding

Tags

• CEILING FANS
• CROWN MOLDING
• CONVENIENT TO TOWN

Property features AI

Finance

• Other: Lot approximately 0.6 acres (150 x 210 x 150 x 210); Above-grade finished area listed as 1,816

Exterior

• Utilities: Septic tank
• Home design: Single family residence; Residential property
• Construction: Crawl space basement
• Exterior features: Storage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric range; Microwave; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Parquet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace insert (heating)
• Interior features: Laminate counters; Crown molding; Eat-in kitchen; Walk-in closet(s); Storage; Has fireplace (1)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/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 $203k (3.5% below list).
• Recommended offer: $203k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#432 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime 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: Vinemont Elementary School (math 29% / reading 58%, grade F, #202 of 627 statewide, top 32%, 483 students, 68% FRL); Vinemont Middle School (math 12% / reading 46%, grade F, #134 of 257 statewide, top 53%, 237 students, 63% FRL); Vinemont High School (math 27% / reading 17%, grade F, #142 of 305 statewide, top 51%, 362 students, 58% FRL).
• Market conditions: 133 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,549 (3.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $239,712
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 County Road 1296	0.19mi	4/1.0	1,932 (+6%)	13mo	$193,000	$100	70
10 County Road 1296	0.18mi	3/2.5 (-1)	1,663 (-8%)	14mo	$219,500	$132	55
170 Co Rd 1172	0.65mi	3/2.0 (-1)	1,920 (+6%)	2mo	$210,000	$109	49
601 Co Rd 1177	0.72mi	3/2.0 (-1)	1,568 (-14%)	10mo	$213,000	$136	26

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-14,435
• Equity at exit: $31,312

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $12,474
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

ZIP-level market 35058

• Home prices YoY: -17.5%
• Active inventory: 133
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $309

Break-even live

Break-even rent $1,635

Max offer price $210,000

Occupancy floor 80%

Sensitivity live

Price	-10% $428	-5% $368	+0% $309	+5% $10	+10% $-63
Rent	-10% $149	-5% $229	+0% $309	+5% $389	+10% $469
Rate	-1.0pp $414	-0.5pp $362	base $309	+0.5pp $254	+1.0pp $199

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 Kilpatrick Ln NW Cullman, AL	3.0	2.5	1553	$1,565	$1.01	44d	1	1.10mi
2113 Kilpatrick Ln NW Cullman, AL	3.0	2.5	1553	$1,595	$1.03	44d	1	1.15mi

Listing history 12 events

1. 2026-06-19
   days on market $210,000 Active 16 DOM
2. 2026-06-18
   days on market $210,000 Active 15 DOM
3. 2026-06-17
   days on market $210,000 Active 14 DOM
4. 2026-06-16
   days on market $210,000 Active 13 DOM
5. 2026-06-15
   days on market $210,000 Active 12 DOM
6. 2026-06-14
   days on market $210,000 Active 10 DOM
7. 2026-06-12
   days on market $210,000 Active 9 DOM
8. 2026-06-09
   days on market $210,000 Active 6 DOM
9. 2026-06-08
   days on market $210,000 Active 5 DOM
10. 2026-06-07
    days on market $210,000 Active 4 DOM
11. 2026-06-05
    remarks 169-char remark
12. 2026-06-05
    listed $210,000 Active 1 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: $434 · $36/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$427/yr (+$36/mo · 98.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,306
• − Mortgage interest: −$11,763
• − Property taxes: −$434
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$6,109
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,642/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 — South Vinemont

• Score: 55/100
• State rank: #432
• US rank: #23262

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F 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): 11,545
• Household income: $62,146
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 87.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1% Vietnamese 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: ▼ -53.88%
• Current HPI: 254.3583
• 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

+61.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $210,000 SAARMLS
• 2022-06-16 Sold (Public Records) $210,000 Public Records
• 2006-10-12 Listed $129,900 SAARMLS

Property tax history

-0.7%/yr

Latest (2025): $434 · +5.7% YoY. Source: county tax records.