701 Cemetary Rd · Holly Pond, AL 35083

$195,000

4 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 87 Days on market

Built 2004 0.66 ac lot $102/sqft · 14% below area Est $226k · 14% under

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Why this score? — see what drove the C- 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 +13.6/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4BR/2BA double wide on 2.65 acres offering peaceful country living! Approx. 1,920 ft² this home features a bright living room with vaulted ceilings and a separate den complete with fireplace and vaulted ceilings—perfect for relaxing or entertaining. Kitchen has an island, U-shaped bar and a dining room for large family events. Functional layout includes laundry and utility rooms. Recent 2025 updates include plumbing, tankless water heater, and new rain head shower faucets. Enjoy the back deck overlooking private acreage—perfect for a mini farm, gardening, or animals. Property includes a barn-style shed and additional storage building. Priced at $195,000—schedule your showing today!

Key facts

• 0.66 acre lot
• Built 2004
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (20.3% below list).
• Recommended offer: $155k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% 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: schools C-, crime D+, amenities 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: 35 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.
• Current owner paid $101k; list at $195k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,413 (20.3% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $225,660
• List price: $195,000
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $98,593
• Equity at exit: $175,671

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $296,389
• Equity at exit: $378,842

Cash invested: $54,600 (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 35083

• Home prices YoY: 8.9%
• Active inventory: 35
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-120

Break-even live

Break-even rent $1,706

Max offer price $177,659

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $195,000 Active 87 DOM
2. 2026-06-18
   days on market $195,000 Active 86 DOM
3. 2026-06-17
   days on market $195,000 Active 85 DOM
4. 2026-06-16
   days on market $195,000 Active 84 DOM
5. 2026-06-15
   days on market $195,000 Active 83 DOM
6. 2026-06-14
   days on market $195,000 Active 81 DOM
7. 2026-06-12
   days on market $195,000 Active 80 DOM
8. 2026-06-09
   days on market $195,000 Active 77 DOM
9. 2026-06-08
   days on market $195,000 Active 76 DOM
10. 2026-06-07
    days on market $195,000 Active 75 DOM
11. 2026-06-05
    days on market $195,000 Active 72 DOM
12. 2026-06-03
    days on market $195,000 Active 71 DOM
13. 2026-06-02
    days on market $195,000 Active 70 DOM
14. 2026-06-01
    days on market $195,000 Active 69 DOM
15. 2026-05-31
    days on market $195,000 Active 68 DOM
16. 2026-05-30
    days on market $195,000 Active 67 DOM
17. 2026-03-24
    listed $195,000 Active 722-char remark

    Show marketing remark (722 chars)

    Spacious 4BR/2BA double wide on 2.65 acres offering peaceful country living! Approx. 1,920 ft² this home features a bright living room with vaulted ceilings and a separate den complete with fireplace and vaulted ceilings—perfect for relaxing or entertaining. Kitchen has an island, U-shaped bar and a dining room for large family events. Functional layout includes laundry and utility rooms. Recent 2025 updates include plumbing, tankless water heater, and new rain head shower faucets. Enjoy the back deck overlooking private acreage—perfect for a mini farm, gardening, or animals. Property includes a barn-style shed and additional storage building. Priced at $195,000—schedule your showing today!

18. 2025-07-01
    soldstatus $101,000
19. 2025-04-03
    status Pending
20. 2025-04-03
    status Pending
21. 2025-03-26
    price $109,900
22. 2025-03-18
    status Active
23. 2025-03-18
    status Active
24. 2025-02-12
    status Pending
25. 2025-02-12
    status Pending
26. 2025-02-04
    status Active
27. 2025-01-22
    status Active
28. 2024-12-30
    status Pending
29. 2024-12-30
    status Pending
30. 2024-12-10
    listed $119,900 Active
31. 2024-12-10
    listed $119,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,650
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$5,673
• Taxable loss: −$4,830
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-279/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

• Census place: Holly Pond, AL
• Population (ZIP): 4,276

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 21.05%
• Current HPI: 258.1263
• 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

+62.6% since first listed

15 events — show timeline

• 2026-03-24 Listed $195,000 VMLS
• 2025-07-01 Sold (Public Records) $101,000 Public Records
• 2025-04-03 Pending — SAARMLS
• 2025-04-03 Pending — Greater Alabama MLS
• 2025-03-26 Price Changed $109,900 SAARMLS
• 2025-03-18 Relisted — SAARMLS
• 2025-03-18 Relisted — Greater Alabama MLS
• 2025-02-12 Pending — SAARMLS
• 2025-02-12 Pending — Greater Alabama MLS
• 2025-02-04 Relisted — SAARMLS
• 2025-01-22 Relisted — Greater Alabama MLS
• 2024-12-30 Pending — SAARMLS
• 2024-12-30 Pending — Greater Alabama MLS
• 2024-12-10 Listed $119,900 Greater Alabama MLS
• 2024-12-10 Listed $119,900 SAARMLS