13935 Cottonwood Rd · Cottonwood, AL 36320

$129,500

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 82 Days on market

Built 1971 $98/sqft · 23% below area Est $167k · 23% under ↓ 15% since listing

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

Key facts

• Storage building
• Carport
• 2 lots

Tags

• BRICK HOME
• 2 LOTS
• CARPORT
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#82 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D, amenities F, commute F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $167,443
• List price: $129,500
• Delta: -22.66%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,601
• Equity at exit: $19,309

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $23,629
• Equity at exit: $11,197

Cash invested: $36,260 (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 36320

• Home prices YoY: -10.7%
• Active inventory: 39
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $304

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 75%

Sensitivity live

Price	-10% $393	-5% $349	+0% $304	+5% $259	+10% $214
Rent	-10% $184	-5% $244	+0% $304	+5% $364	+10% $424
Rate	-1.0pp $369	-0.5pp $337	base $304	+0.5pp $270	+1.0pp $236

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-17
   status $129,500 Pending 82 DOM
2. 2026-06-17
   days on market $129,500 Active 82 DOM
3. 2026-06-16
   days on market $129,500 Active 81 DOM
4. 2026-06-15
   days on market $129,500 Active 80 DOM
5. 2026-06-14
   days on market $129,500 Active 78 DOM
6. 2026-06-12
   days on market $129,500 Active 77 DOM
7. 2026-06-09
   days on market $129,500 Active 74 DOM
8. 2026-06-08
   days on market $129,500 Active 73 DOM
9. 2026-06-07
   pricedays on market $129,500 Active 72 DOM
10. 2026-06-05
    days on market $135,500 Active 69 DOM
11. 2026-06-03
    days on market $135,500 Active 68 DOM
12. 2026-06-02
    days on market $135,500 Active 67 DOM
13. 2026-06-01
    days on market $135,500 Active 66 DOM
14. 2026-05-31
    days on market $135,500 Active 65 DOM
15. 2026-05-30
    days on market $135,500 Active 64 DOM
16. 2026-05-18
    status Pending 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

17. 2026-05-18
    status Pending 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

18. 2026-05-05
    price $135,500 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

19. 2026-05-04
    price $135,500 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

20. 2026-04-20
    price $152,500 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

21. 2026-04-20
    price $152,500 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

22. 2026-04-09
    price $154,900 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

23. 2026-04-08
    price $154,900 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

24. 2026-03-25
    listed $159,000 Active 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

25. 2026-03-25
    listed $159,000 Active 115-char remark

    Show marketing remark (115 chars)

    Great brick home located in Cottonwood AL. The home is situated on 2 lots. 1 Car carport. Storage building in back.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,212
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$3,767
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $3,243/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Cottonwood

• Score: 67/100
• State rank: #82
• US rank: #10682

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonwood, AL
• City population: 3,137
• Population (ZIP): 3,137

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 14% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.25%
• Current HPI: 160.737
• 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

-14.8% since first listed

10 events — show timeline

• 2026-05-18 Pending — WBR
• 2026-05-18 Pending — SAMLS
• 2026-05-05 Price Changed $135,500 WBR
• 2026-05-04 Price Changed $135,500 SAMLS
• 2026-04-20 Price Changed $152,500 WBR
• 2026-04-20 Price Changed $152,500 SAMLS
• 2026-04-09 Price Changed $154,900 WBR
• 2026-04-08 Price Changed $154,900 SAMLS
• 2026-03-25 Listed $159,000 SAMLS
• 2026-03-25 Listed $159,000 WBR