1115 Quail Hollow Rd SW · Cullman, AL 35055

$249,000

3 bd · 1.0 ba · 1,703 sqft · SingleFamily public records · 24 Days on market

Built 2022 0.25 ac lot $146/sqft · 8% below area Est $272k · 8% under $25/mo HOA · 1% of rent ↓ 8% since listing

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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).

• ARV discount +11.3/15.0
• Cash flow +10.3/30.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom, 2 bath full-brick home situated on an oversized, level lot and only 3.5 years old. This property offers low-maintenance living with modern features throughout. The open layout provides comfortable living space, while the primary suite includes a double vanity, two closets, and a private bath. Enjoy added conveniences such as a natural gas water heater, security system, irrigation system, and washer and dryer that convey with the property. Ideally located with close proximity to restaurants and shopping, this home combines convenience, functionality, and move-in ready appeal.

Key facts

• Full-brick home
• Security system
• Washer and dryer

Tags

• FULL-BRICK HOME
• OVERSIZED LEVEL LOT
• NATURAL GAS WATER HEATER
• SECURITY SYSTEM
• IRRIGATION SYSTEM
• WASHER AND DRYER

Property features AI

Finance

• Other: Property in The Grove at Fischer Farms subdivision
• Financial info: Monthly garbage fee of $16
• HOA & community: Annual association fee of $300

Exterior

• Parking: Attached garage with front entry; Two garage spaces (main level); Driveway parking; On-street parking
• Security: Security system
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Four-sided brick exterior; Existing (previously built) home; Single-story living areas (rooms listed on main level)
• Construction: Slab foundation
• Exterior features: Underground utilities; Sprinkler system; No pool, patio, deck, or garden/patio listed; Not waterfront; not in a flood plain

Interior

• Kitchen: Laminate countertops; Electric cooktop; Built-in microwave; Electric oven; Refrigerator included; Some stainless appliances
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets
• Flooring: Hardwood laminate; Tile floors
• Bathrooms: Two full bathrooms; Separate shower in at least one bath; Tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 9-foot (and higher) smooth ceilings; Recessed lighting; Security system; Split-bedroom floor plan; Pull-down attic
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (29.9% below list).
• Recommended offer: $174k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Cullman — 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 71/100 on livability (#36 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, commute F, health & safety 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: 339 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 27% 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 $174,500 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.70% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (median comp): $272,106
• List price: $249,000
• Delta: -4.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Quail Hollow Rd	0.05mi	3/2.0	1,616 (-5%)	1mo	$240,000	$149	84
1108 Waverley Ln	0.12mi	4/2.0 (+1)	1,774 (+4%)	3mo	$284,900	$161	76
1110 Waverley Ln	0.12mi	4/2.0 (+1)	1,774 (+4%)	3mo	$284,900	$161	76
1140 Waverley Ln	0.13mi	4/2.0 (+1)	1,774 (+4%)	4mo	$269,617	$152	75
1137 Waverley Ln	0.13mi	4/2.0 (+1)	1,774 (+4%)	4mo	$269,617	$152	75
300 Ashland Dr SW	0.35mi	4/2.0 (+1)	1,774 (+4%)	4mo	$259,615	$146	65
1145 Waverley Ln	0.13mi	4/2.0 (+1)	1,497 (-12%)	3mo	$254,900	$170	62
1138 Waverley Ln	0.12mi	4/2.0 (+1)	1,497 (-12%)	4mo	$244,617	$163	62
295 Belmar Way SW	0.45mi	4/2.0 (+1)	1,774 (+4%)	4mo	$259,615	$146	60
326 Ashland Dr SW	0.25mi	4/3.0 (+1)	1,941 (+14%)	1mo	$319,900	$165	51
326 Ashland Dr SW	0.25mi	4/3.0 (+1)	1,951 (+15%)	1mo	$319,900	$164	50
316 Ashland Dr SW	0.27mi	4/3.0 (+1)	1,941 (+14%)	1mo	$314,900	$162	50

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-49,263
• Equity at exit: $37,127

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-54,650
• Equity at exit: $21,529

Cash invested: $69,720 (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: 339
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-138

Break-even live

Break-even rent $1,920

Max offer price $224,549

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Waverley Ln Cullman, AL	4.0	2.0	1497	$1,695	$1.13	43d	1	0.11mi
1110 Waverley Ln Cullman, AL	4.0	2.0	1774	$1,616	$0.91	43d	1	0.11mi
306 Belmar Way Good Hope, AL	4.0	2.0	1784	$1,700	$0.95	43d	1	0.39mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergassecurity

Listing history 28 events

1. 2026-06-19
   days on market $249,000 Active 24 DOM
2. 2026-06-18
   days on market $249,000 Active 23 DOM
3. 2026-06-17
   days on market $249,000 Active 22 DOM
4. 2026-06-16
   days on market $249,000 Active 21 DOM
5. 2026-06-15
   days on market $249,000 Active 20 DOM
6. 2026-06-14
   days on market $249,000 Active 18 DOM
7. 2026-06-12
   days on market $249,000 Active 17 DOM
8. 2026-06-09
   days on market $249,000 Active 14 DOM
9. 2026-06-08
   days on market $249,000 Active 13 DOM
10. 2026-06-07
    days on market $249,000 Active 12 DOM
11. 2026-06-05
    days on market $249,000 Active 9 DOM
12. 2026-06-03
    days on market $249,000 Active 8 DOM
13. 2026-06-02
    days on market $249,000 Active 7 DOM
14. 2026-06-01
    days on market $249,000 Active 6 DOM
15. 2026-05-31
    days on market $249,000 Active 5 DOM
16. 2026-05-30
    days on market $249,000 Active 4 DOM
17. 2026-05-11
    price $258,990 602-char remark

    Show marketing remark (602 chars)

    Beautiful 3 bedroom, 2 bath full-brick home situated on an oversized, level lot and only 3.5 years old. This property offers low-maintenance living with modern features throughout. The open layout provides comfortable living space, while the primary suite includes a double vanity, two closets, and a private bath. Enjoy added conveniences such as a natural gas water heater, security system, irrigation system, and washer and dryer that convey with the property. Ideally located with close proximity to restaurants and shopping, this home combines convenience, functionality, and move-in ready appeal.

18. 2026-04-27
    listed $259,000 Active 602-char remark

    Show marketing remark (602 chars)

    Beautiful 3 bedroom, 2 bath full-brick home situated on an oversized, level lot and only 3.5 years old. This property offers low-maintenance living with modern features throughout. The open layout provides comfortable living space, while the primary suite includes a double vanity, two closets, and a private bath. Enjoy added conveniences such as a natural gas water heater, security system, irrigation system, and washer and dryer that convey with the property. Ideally located with close proximity to restaurants and shopping, this home combines convenience, functionality, and move-in ready appeal.

19. 2023-03-02
    soldstatus $239,900 Closed 519-char remark

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

20. 2023-02-27
    soldstatus $241,400 Sold
21. 2023-02-12
    status Pending

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

22. 2023-02-12
    status Pending 519-char remark

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

23. 2022-12-20
    price $239,900 519-char remark

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

24. 2022-12-20
    price $239,900

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

25. 2022-11-19
    price $249,900

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

26. 2022-11-19
    price $249,900 519-char remark

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

27. 2022-11-15
    listed $271,665 Active
28. 2022-11-14
    listed $271,665 Active 519-char remark

    Show marketing remark (519 chars)

    Move In Ready-Aria (E) plan includes a spacious kitchen that flows perfectly into the dining area where there is access to a covered rear porch. The kitchen has laminate counter tops. Plenty of natural light in a comfortable living area. The foyer, kitchen, dining area and great room have Revwood flooring. Main suite features a walk-in closet and double laminate vanity top. D. R. Horton Smart Home Features in this home. This home has an irrigation system. “All information to be verified by purchaser. ”

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$32/yr (+$3/mo · 3.2%)

ⓘ 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 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,940
• − Mortgage interest: −$13,948
• − Property taxes: −$989
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$300
• − Depreciation: −$7,244
• Taxable loss: −$6,136
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $-188/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 — Cullman

• Score: 71/100
• State rank: #36
• US rank: #6789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cullman, AL
• County: Cullman County · 47,767 people
• City population: 34,660
• 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

-8.3% since first listed

15 events — show timeline

• 2026-05-27 Price Changed $249,000 SAARMLS
• 2026-05-27 Price Changed $249,990 SAARMLS
• 2026-05-26 Listed $249,000 Greater Alabama MLS
• 2026-05-11 Price Changed $258,990 SAARMLS
• 2026-04-27 Listed $259,000 SAARMLS
• 2023-03-02 Sold (MLS) $239,900 SAARMLS
• 2023-02-27 Sold (MLS) $241,400 VMLS
• 2023-02-12 Pending — VMLS
• 2023-02-12 Pending — SAARMLS
• 2022-12-20 Price Changed $239,900 SAARMLS
• 2022-12-20 Price Changed $239,900 VMLS
• 2022-11-19 Price Changed $249,900 VMLS
• 2022-11-19 Price Changed $249,900 SAARMLS
• 2022-11-15 Listed $271,665 VMLS
• 2022-11-14 Listed $271,665 SAARMLS

Property tax history

+100.2%/yr

Latest (2025): $989 · +6.1% YoY. Source: county tax records.