142 County Road 771 · Holly Pond, AL 35055

$159,900

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 12 Days on market

Built 1900 0.60 ac lot $102/sqft · at area comps Est $153k · 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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +5.6/15.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

Key facts

• One car garage
• Picturesque lot
• Updated flooring

Tags

• UPDATED FLOORING
• UPDATED FIXTURES
• ONE CAR GARAGE
• PICTURESQUE LOT
• BORDERS BEAR BRANCH CREEK

Property features AI

Finance

• Other: Living area about 1,562 square feet
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Garage with workshop
• Utilities: Public water; Septic sewer; Electric service
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Vinyl siding exterior
• Exterior features: 0.6-acre lot; Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $151k (5.3% below list).
• Recommended offer: $151k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.9% in Holly Pond — 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 59/100 on livability (#326 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, 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: Holly Pond Elementary School (math 22% / reading 62%, grade F, #213 of 627 statewide, top 37%, 578 students, 71% FRL); Good Hope Middle School (math 19% / reading 54%, grade F, #76 of 257 statewide, top 31%, 386 students, 62% FRL); Holly Pond High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 278 students, 58% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,491 (5.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $153,487
• List price: $159,900
• Delta: 4.18%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 County Road 771	0.00mi	3/2.0	1,562 (-1%)	1mo	$150,000	$96	98
230 Co Rd 1650	0.18mi	3/2.0	1,464 (-7%)	19mo	$100,000	$68	64

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-10,539
• Equity at exit: $23,842

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,422
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $242

Break-even live

Break-even rent $1,208

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $333	-5% $288	+0% $242	+5% $197	+10% $152
Rent	-10% $123	-5% $183	+0% $242	+5% $302	+10% $362
Rate	-1.0pp $323	-0.5pp $283	base $242	+0.5pp $201	+1.0pp $159

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-13
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

2. 2026-05-13
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

3. 2026-05-13
   status Pending

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

4. 2026-05-01
   listed $159,900 Active 503-char remark

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

5. 2026-05-01
   listed $159,900 Active 503-char remark

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

6. 2026-05-01
   listed $159,900 Active

   Show marketing remark (503 chars)

   Escape to peaceful country living just minutes from town! This charming 3 bedroom, 2 bath home near Duck River offers the perfect blend of convenience and natural beauty. Inside, you'll find updated flooring and fixtures that add modern style and comfort throughout. The spacious one-car garage provides plenty of storage and parking space. Situated on a picturesque 0.6-acre lot, this property is surrounded by nature and borders Bear Branch Creek, creating a serene setting you'll love coming home to.

7. 2026-04-06
   historical $1,495
8. 2026-04-02
   listed $1,495
9. 2026-03-10
   soldstatus $60,000 Closed
10. 2026-03-10
    soldstatus $60,000
11. 2026-02-24
    historical Active Under Contract
12. 2026-02-11
    price $79,500
13. 2026-02-05
    price $99,500
14. 2026-01-30
    listed $124,500 Active
15. 2014-04-30
    soldstatus $62,500
16. 2013-06-13
    listed $69,900
17. 2011-02-07
    listed $87,000
18. 2009-04-29
    listed $119,900

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$65/yr (+$5/mo · 11.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,179
• − Mortgage interest: −$8,957
• − Property taxes: −$590
• − Insurance: −$800
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$4,652
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,844/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 — Holly Pond

• Score: 59/100
• State rank: #326
• US rank: #19930

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- 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

+25.1% since first listed

22 events — show timeline

• 2026-05-22 Sold (MLS) $150,000 VMLS
• 2026-05-22 Sold (MLS) $150,000 SAARMLS
• 2026-05-22 Sold (MLS) $150,000 Greater Alabama MLS
• 2026-05-21 Sold (Public Records) $150,000 Public Records
• 2026-05-13 Pending — SAARMLS
• 2026-05-13 Pending — VMLS
• 2026-05-13 Pending — Greater Alabama MLS
• 2026-05-01 Listed $159,900 VMLS
• 2026-05-01 Listed $159,900 SAARMLS
• 2026-05-01 Listed $159,900 Greater Alabama MLS
• 2026-04-06 Rental Removed $1,495 BUILDIUM
• 2026-04-02 Listed for Rent $1,495 BUILDIUM
• 2026-03-10 Sold (Public Records) $60,000 Public Records
• 2026-03-10 Sold (MLS) $60,000 SAARMLS
• 2026-02-24 Contingent — SAARMLS
• 2026-02-11 Price Changed $79,500 SAARMLS
• 2026-02-05 Price Changed $99,500 SAARMLS
• 2026-01-30 Listed $124,500 SAARMLS
• 2014-04-30 Sold (MLS) $62,500 VMLS
• 2013-06-13 Listed $69,900 VMLS
• 2011-02-07 Listed $87,000 SAARMLS
• 2009-04-29 Listed $119,900 SAARMLS

Property tax history

+3.4%/yr

Latest (2025): $590 · +6.3% YoY. Source: county tax records.