18146 US Hwy 31 · South Vinemont, AL 35058

$220,000

3 bd · 1.5 ba · 1,703 sqft · SingleFamily public records · 120 Days on market

Built 1900 1.00 ac lot $129/sqft · at area comps Est $217k · 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 +16.3/30.0
• ARV discount +6.8/15.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• 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 MLS

3 bed, 1.5 bath home on approximately 1 acre located directly on US Hwy 31, 1.6 miles north of the AL-157 intersection. Interior features a spacious living room, connected dining and kitchen area, and a large den with floor-to-ceiling brick wall fireplace with gas logs. Functional layout offers flexible living space for home office or bonus use. Attached 2-car carport plus extended driveway for additional parking. Level lot with highway frontage and open yard space. Convenient access to I-65, downtown Cullman, shopping, and medical facilities 1 acre lot • 1.6 mi north of AL-157 & US Hwy 31 • 2-car attached carport • Gas fireplace

Key facts

• Highway frontage
• Large den
• Open yard space

Tags

• LARGE DEN
• FLEXIBLE LIVING SPACE
• HIGHWAY FRONTAGE
• OPEN YARD SPACE
• CONVENIENT ACCESS TO I-65

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $121 ($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 $183k (16.8% below list).
• Recommended offer: $183k (16.8% 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: schools 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: 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 35% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,044 (16.8% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $216,621
• List price: $220,000
• Delta: 1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 County Road 1296	0.45mi	3/2.5	1,663 (-2%)	14mo	$219,500	$132	60
115 Oakley Dr	0.74mi	3/2.0	1,500 (-12%)	3mo	$289,900	$193	41
131 County Road 1296	0.49mi	4/1.0 (+1)	1,932 (+13%)	13mo	$193,000	$100	37

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-28,016
• Equity at exit: $32,803

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-14,824
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $121

Break-even live

Break-even rent $1,677

Max offer price $220,000

Occupancy floor 88%

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: $55,000
• Closing costs: $6,600
• 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	43d	1	1.43mi
2113 Kilpatrick Ln NW Cullman, AL	3.0	2.5	1553	$1,595	$1.03	43d	1	1.47mi

Listing history 23 events

1. 2026-06-19
   days on market $220,000 Active 120 DOM
2. 2026-06-18
   days on market $220,000 Active 119 DOM
3. 2026-06-17
   days on market $220,000 Active 118 DOM
4. 2026-06-16
   days on market $220,000 Active 117 DOM
5. 2026-06-15
   days on market $220,000 Active 116 DOM
6. 2026-06-14
   days on market $220,000 Active 114 DOM
7. 2026-06-12
   pricedays on market $220,000 Active 113 DOM
8. 2026-06-09
   days on market $229,000 Active 110 DOM
9. 2026-06-08
   days on market $229,000 Active 109 DOM
10. 2026-06-07
    days on market $229,000 Active 108 DOM
11. 2026-06-05
    days on market $229,000 Active 105 DOM
12. 2026-06-03
    days on market $229,000 Active 104 DOM
13. 2026-06-02
    days on market $229,000 Active 103 DOM
14. 2026-06-01
    days on market $229,000 Active 102 DOM
15. 2026-05-31
    days on market $229,000 Active 101 DOM
16. 2026-05-30
    days on market $229,000 Active 100 DOM
17. 2026-04-04
    price $229,000 659-char remark

    Show marketing remark (659 chars)

    3 bed, 1.5 bath home on approximately 1 acre located directly on US Hwy 31, 1.6 miles north of the AL-157 intersection. Interior features a spacious living room, connected dining and kitchen area, and a large den with floor-to-ceiling brick wall fireplace with gas logs. Functional layout offers flexible living space for home office or bonus use. Attached 2-car carport plus extended driveway for additional parking. Level lot with highway frontage and open yard space. Convenient access to I-65, downtown Cullman, shopping, and medical facilities 1 acre lot • 1.6 mi north of AL-157 & US Hwy 31 • 2-car attached carport • Gas fireplace

18. 2026-03-09
    price $239,000 659-char remark

    Show marketing remark (659 chars)

    3 bed, 1.5 bath home on approximately 1 acre located directly on US Hwy 31, 1.6 miles north of the AL-157 intersection. Interior features a spacious living room, connected dining and kitchen area, and a large den with floor-to-ceiling brick wall fireplace with gas logs. Functional layout offers flexible living space for home office or bonus use. Attached 2-car carport plus extended driveway for additional parking. Level lot with highway frontage and open yard space. Convenient access to I-65, downtown Cullman, shopping, and medical facilities 1 acre lot • 1.6 mi north of AL-157 & US Hwy 31 • 2-car attached carport • Gas fireplace

19. 2026-02-19
    listed $250,000 Active 659-char remark

    Show marketing remark (659 chars)

    3 bed, 1.5 bath home on approximately 1 acre located directly on US Hwy 31, 1.6 miles north of the AL-157 intersection. Interior features a spacious living room, connected dining and kitchen area, and a large den with floor-to-ceiling brick wall fireplace with gas logs. Functional layout offers flexible living space for home office or bonus use. Attached 2-car carport plus extended driveway for additional parking. Level lot with highway frontage and open yard space. Convenient access to I-65, downtown Cullman, shopping, and medical facilities 1 acre lot • 1.6 mi north of AL-157 & US Hwy 31 • 2-car attached carport • Gas fireplace

20. 2024-08-09
    soldstatus $155,000
21. 2024-08-08
    soldstatus $155,000 Closed 870-char remark

    Show marketing remark (870 chars)

    THIS BRICK AND VINYL RANCH STYLE HOME SITUATED CONVENIENTLY ON 31 NORTH IN CITY OF VINEMONT OFFERS OVER 1700 SQ FT OF LIVING SPACE WITH NEW ROOF IN 2023. 3 BEDROOMS AND 1 FULL BATH AND 1 HALF BATH. CARPET OVER ORIGINAL HARDWOOD FLOORS THROUGHOUT BEDROOMS AND 2 SPACIOUS LIVING ROOMS. VINYL AND CERAMIC TILE FLOORS THROUGH REST OF HOUSE. LARGE BRICK GAS FIREPLACE. OPEN KITCHEN AND DINING AREA WITH PLENTY OF OAK CABINETS FOR STORAGE. APPLIANCES INCLUDE DISHWASHER, DISPOSAL AND NEWER RANGE. LAUNDRY ROOM CONVENIENTLY OFF THE KITCHEN WITH SCUTTLE ATTIC ACCESS. 2 CAR CARPORT ON BACK OF HOME. BACKUP NATURAL GAS WALL HEATER, GAS WATER HEATER 2014. CARRIER HEAT PUMP 2014.WHILE THIS HOME IS IN NEED OF SOME TLC, THIS WELL LOVED HOME IN READY FOR IT'S NEW BUYER'S VISION. THIS PROPERTY'S ZONING ALLOWS FOR COMMERCIAL OR RESIDENTIAL USE. DRIVEWAY IS SHARED WITH THE NEIGHBOR.

22. 2024-07-18
    status Pending 870-char remark

    Show marketing remark (870 chars)

    THIS BRICK AND VINYL RANCH STYLE HOME SITUATED CONVENIENTLY ON 31 NORTH IN CITY OF VINEMONT OFFERS OVER 1700 SQ FT OF LIVING SPACE WITH NEW ROOF IN 2023. 3 BEDROOMS AND 1 FULL BATH AND 1 HALF BATH. CARPET OVER ORIGINAL HARDWOOD FLOORS THROUGHOUT BEDROOMS AND 2 SPACIOUS LIVING ROOMS. VINYL AND CERAMIC TILE FLOORS THROUGH REST OF HOUSE. LARGE BRICK GAS FIREPLACE. OPEN KITCHEN AND DINING AREA WITH PLENTY OF OAK CABINETS FOR STORAGE. APPLIANCES INCLUDE DISHWASHER, DISPOSAL AND NEWER RANGE. LAUNDRY ROOM CONVENIENTLY OFF THE KITCHEN WITH SCUTTLE ATTIC ACCESS. 2 CAR CARPORT ON BACK OF HOME. BACKUP NATURAL GAS WALL HEATER, GAS WATER HEATER 2014. CARRIER HEAT PUMP 2014.WHILE THIS HOME IS IN NEED OF SOME TLC, THIS WELL LOVED HOME IN READY FOR IT'S NEW BUYER'S VISION. THIS PROPERTY'S ZONING ALLOWS FOR COMMERCIAL OR RESIDENTIAL USE. DRIVEWAY IS SHARED WITH THE NEIGHBOR.

23. 2024-07-17
    listed $155,000 Active 870-char remark

    Show marketing remark (870 chars)

    THIS BRICK AND VINYL RANCH STYLE HOME SITUATED CONVENIENTLY ON 31 NORTH IN CITY OF VINEMONT OFFERS OVER 1700 SQ FT OF LIVING SPACE WITH NEW ROOF IN 2023. 3 BEDROOMS AND 1 FULL BATH AND 1 HALF BATH. CARPET OVER ORIGINAL HARDWOOD FLOORS THROUGHOUT BEDROOMS AND 2 SPACIOUS LIVING ROOMS. VINYL AND CERAMIC TILE FLOORS THROUGH REST OF HOUSE. LARGE BRICK GAS FIREPLACE. OPEN KITCHEN AND DINING AREA WITH PLENTY OF OAK CABINETS FOR STORAGE. APPLIANCES INCLUDE DISHWASHER, DISPOSAL AND NEWER RANGE. LAUNDRY ROOM CONVENIENTLY OFF THE KITCHEN WITH SCUTTLE ATTIC ACCESS. 2 CAR CARPORT ON BACK OF HOME. BACKUP NATURAL GAS WALL HEATER, GAS WATER HEATER 2014. CARRIER HEAT PUMP 2014.WHILE THIS HOME IS IN NEED OF SOME TLC, THIS WELL LOVED HOME IN READY FOR IT'S NEW BUYER'S VISION. THIS PROPERTY'S ZONING ALLOWS FOR COMMERCIAL OR RESIDENTIAL USE. DRIVEWAY IS SHARED WITH THE NEIGHBOR.

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $21,965
• − Mortgage interest: −$12,323
• − Property taxes: −$952
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$6,400
• Taxable loss: −$2,325
• Est. tax savings @ 24.0%: +$558
• After-tax cash flow: $2,014/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

• Census place: South Vinemont, AL
• 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

+47.7% since first listed

7 events — show timeline

• 2026-04-04 Price Changed $229,000 SAARMLS
• 2026-03-09 Price Changed $239,000 SAARMLS
• 2026-02-19 Listed $250,000 SAARMLS
• 2024-08-09 Sold (Public Records) $155,000 Public Records
• 2024-08-08 Sold (MLS) $155,000 SAARMLS
• 2024-07-18 Pending — SAARMLS
• 2024-07-17 Listed $155,000 SAARMLS