433 Joe Cook St · Cottonwood, AL 36320

$134,868

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 280 Days on market

Built 2010 9,408 sqft lot $118/sqft · 21% below area Est $172k · 21% under ↓ 11% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

Are you looking to invest, downsize, or that first time home buyer!! Step into this charming 3 bedroom 2 bathroom 1144 SF home in the heart of Cottonwood. . Main Suite has double closets for extra storage, ceiling fans throughout, inside laundry room just of the spacious eat in kitchen for your convenience. . Give us a call for your appointment today. . Must have 48 hour notice for appointments

Key facts

• 9,408 sq ft lot
• Garage
• Built 2010

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% 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 $932 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 280 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (11%) 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 $118,683 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.10% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $171,744
• List price: $134,868
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
579 Joe Cook St	0.19mi	2/2.0 (-1)	1,242 (+9%)	15mo	$178,000	$143	59
69 Granger Aly	0.62mi	2/1.0 (-1)	1,050 (-8%)	4mo	$74,000	$70	45

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-644
• Equity at exit: $20,109

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $26,657
• Equity at exit: $11,661

Cash invested: $37,763 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $334

Break-even live

Break-even rent $1,064

Max offer price $134,868

Occupancy floor 73%

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: $33,717
• Closing costs: $4,046
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $134,868 Active 280 DOM
2. 2026-06-18
   days on market $134,868 Active 279 DOM
3. 2026-06-17
   days on market $134,868 Active 278 DOM
4. 2026-06-16
   days on market $134,868 Active 277 DOM
5. 2026-06-15
   days on market $134,868 Active 276 DOM
6. 2026-06-14
   days on market $134,868 Active 274 DOM
7. 2026-06-12
   days on market $134,868 Active 273 DOM
8. 2026-06-09
   days on market $134,868 Active 270 DOM
9. 2026-06-08
   days on market $134,868 Active 269 DOM
10. 2026-06-07
    days on market $134,868 Active 268 DOM
11. 2026-06-05
    days on market $134,868 Active 265 DOM
12. 2026-06-03
    days on market $134,868 Active 264 DOM
13. 2026-06-02
    days on market $134,868 Active 263 DOM
14. 2026-06-01
    days on market $134,868 Active 262 DOM
15. 2026-05-31
    days on market $134,868 Active 261 DOM
16. 2026-05-30
    days on market $134,868 Active 260 DOM
17. 2026-04-04
    price $134,868 398-char remark

    Show marketing remark (132 chars)

    Great investment opportunity, first time home buyer, or are you downsizing? 3 bedroom, 2 bathroom home in the center for Cottonwood.

18. 2026-04-04
    price $134,868 132-char remark

    Show marketing remark (132 chars)

    Great investment opportunity, first time home buyer, or are you downsizing? 3 bedroom, 2 bathroom home in the center for Cottonwood.

19. 2025-12-01
    price $143,563 132-char remark

    Show marketing remark (132 chars)

    Great investment opportunity, first time home buyer, or are you downsizing? 3 bedroom, 2 bathroom home in the center for Cottonwood.

20. 2025-11-30
    price $143,563 398-char remark

    Show marketing remark (398 chars)

    Are you looking to invest, downsize, or that first time home buyer!! Step into this charming 3 bedroom 2 bathroom 1144 SF home in the heart of Cottonwood. . Main Suite has double closets for extra storage, ceiling fans throughout, inside laundry room just of the spacious eat in kitchen for your convenience. . Give us a call for your appointment today. . Must have 48 hour notice for appointments

21. 2025-09-12
    listed $151,868 Active 132-char remark

    Show marketing remark (398 chars)

    Are you looking to invest, downsize, or that first time home buyer!! Step into this charming 3 bedroom 2 bathroom 1144 SF home in the heart of Cottonwood. . Main Suite has double closets for extra storage, ceiling fans throughout, inside laundry room just of the spacious eat in kitchen for your convenience. . Give us a call for your appointment today. . Must have 48 hour notice for appointments

22. 2025-09-12
    listed $151,868 Active 398-char remark

    Show marketing remark (398 chars)

    Are you looking to invest, downsize, or that first time home buyer!! Step into this charming 3 bedroom 2 bathroom 1144 SF home in the heart of Cottonwood. . Main Suite has double closets for extra storage, ceiling fans throughout, inside laundry room just of the spacious eat in kitchen for your convenience. . Give us a call for your appointment today. . Must have 48 hour notice for appointments

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/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 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: $17,830
• − Mortgage interest: −$7,555
• − Property taxes: −$921
• − Insurance: −$674
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,923
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,546/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

-11.2% since first listed

6 events — show timeline

• 2026-04-04 Price Changed $134,868 WBR
• 2026-04-04 Price Changed $134,868 SAMLS
• 2025-12-01 Price Changed $143,563 SAMLS
• 2025-11-30 Price Changed $143,563 WBR
• 2025-09-12 Listed $151,868 SAMLS
• 2025-09-12 Listed $151,868 WBR

Property tax history

+12.1%/yr

Latest (2025): $921 · +4.3% YoY. Source: county tax records.