209 Alabama Ave NE · Hanceville, AL 35077

$129,900

2 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 92 Days on market

Built 1950 0.34 ac lot $78/sqft · 31% below area Est $187k · 31% 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).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• 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

Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

Key facts

• Fresh coat of paint
• Modern finishes
• Updated home

Tags

• UPDATED HOME
• MODERN FINISHES
• FRESH COAT OF PAINT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $112k (13.9% below list).
• Recommended offer: $112k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in Hanceville — 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 61/100 on livability (#244 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,814 (13.9% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.86% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (median comp): $187,223
• List price: $129,900
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Kentucky Ave	0.22mi	3/2.0 (+1)	1,700 (+2%)	15mo	$215,000	$126	64
125 West Railroad Ave SE	0.19mi	3/2.0 (+1)	1,449 (-13%)	1mo	$199,900	$138	60
116 Kentucky Ave	0.26mi	3/2.0 (+1)	1,467 (-12%)	5mo	$209,000	$142	54
303 West Railroad Ave NE	0.17mi	3/2.0 (+1)	1,430 (-14%)	15mo	$185,000	$129	47
307 West Railroad Ave SE	0.16mi	3/2.0 (+1)	1,430 (-14%)	16mo	$184,700	$129	47
302 Kentucky Ave	0.22mi	3/2.0 (+1)	1,488 (-11%)	22mo	$215,000	$144	45
808 Commercial St	0.62mi	3/2.0 (+1)	1,546 (-7%)	8mo	$239,000	$155	44
300 Kentucky Ave	0.22mi	3/2.0 (+1)	1,488 (-11%)	23mo	$214,900	$144	44
245 County Road 544	0.53mi	3/2.0 (+1)	1,548 (-7%)	14mo	$159,900	$103	43
619 Blountsville St	0.72mi	3/2.0 (+1)	1,512 (-9%)	2mo	$220,000	$146	41
610 Commercial St	0.74mi	2/2.0	1,591 (-4%)	16mo	$152,000	$96	40
301 Self Ave NE	0.70mi	3/2.0 (+1)	1,468 (-12%)	15mo	$206,900	$141	26

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,327
• Equity at exit: $19,369

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-3,978
• Equity at exit: $11,231

Cash invested: $36,372 (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 35077

• Home prices YoY: -12.6%
• Active inventory: 133
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $106

Break-even live

Break-even rent $983

Max offer price $129,900

Occupancy floor 85%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 College Dr NE Hanceville, AL	1.0–3.0	1.0–2.0	762	$1,184	$1.55	1d	23	1.37mi

Listing history 22 events

1. 2026-06-09
   days on market $129,900 Active 92 DOM
2. 2026-06-08
   days on market $129,900 Active 91 DOM
3. 2026-06-07
   days on market $129,900 Active 90 DOM
4. 2026-06-05
   days on market $129,900 Active 87 DOM
5. 2026-06-03
   days on market $129,900 Active 86 DOM
6. 2026-06-02
   days on market $129,900 Active 85 DOM
7. 2026-06-01
   days on market $129,900 Active 84 DOM
8. 2026-05-31
   days on market $129,900 Active 83 DOM
9. 2026-05-30
   days on market $129,900 Active 82 DOM
10. 2026-05-07
    price $129,900 863-char remark

    Show marketing remark (863 chars)

    Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

11. 2026-04-21
    price $134,900 863-char remark

    Show marketing remark (863 chars)

    Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

12. 2026-04-10
    price $139,900 863-char remark

    Show marketing remark (863 chars)

    Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

13. 2026-03-24
    price $144,900 863-char remark

    Show marketing remark (863 chars)

    Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

14. 2026-03-04
    listed $149,900 Active 863-char remark

    Show marketing remark (863 chars)

    Welcome to this beautifully updated home in the heart of Hanceville! Move-in ready and thoughtfully refreshed, this property offers modern finishes and a clean, inviting feel throughout. Enjoy a fresh coat of paint inside and out, giving the home great curb appeal and a bright interior. Inside, you’ll find new luxury vinyl plank flooring throughout, providing both durability and style. The updated kitchen features granite countertops and stainless steel appliances, creating a functional and attractive space for cooking and gathering. Additional improvements include new hardware and fixtures throughout, adding a cohesive, modern touch to every room. Large detached workshop for additional storage. Whether you're looking for a primary residence or an investment opportunity, this updated home is ready for its next owner. Schedule your showing today!

15. 2025-08-04
    price $84,900
16. 2025-07-24
    price $89,900
17. 2025-07-09
    price $94,900
18. 2025-06-20
    listed $99,900 Active
19. 2025-05-22
    soldstatus $45,000
20. 2021-04-03
    soldstatus $40,000
21. 2020-11-18
    listed $54,900
22. 2011-02-15
    listed $54,900

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$34/yr (+$3/mo · 6.8%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,418
• − Mortgage interest: −$7,276
• − Property taxes: −$498
• − Insurance: −$650
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,779
• Taxable loss: −$932
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,501/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 — Hanceville

• Score: 61/100
• State rank: #244
• US rank: #17639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hanceville, AL
• County: Cullman County · 47,767 people
• City population: 13,107
• Metro: Cullman, AL
• Population (ZIP): 13,107
• Household income: $48,276
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 323.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -37.31%
• Current HPI: 258.7978
• 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

+136.6% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $129,900 SAARMLS
• 2026-04-21 Price Changed $134,900 SAARMLS
• 2026-04-10 Price Changed $139,900 SAARMLS
• 2026-03-24 Price Changed $144,900 SAARMLS
• 2026-03-04 Listed $149,900 SAARMLS
• 2025-08-04 Price Changed $84,900 SAARMLS
• 2025-07-24 Price Changed $89,900 SAARMLS
• 2025-07-09 Price Changed $94,900 SAARMLS
• 2025-06-20 Listed $99,900 SAARMLS
• 2025-05-22 Sold (Public Records) $45,000 Public Records
• 2021-04-03 Sold (MLS) $40,000 SAARMLS
• 2020-11-18 Listed $54,900 SAARMLS
• 2011-02-15 Listed $54,900 SAARMLS

Property tax history

+2.6%/yr

Latest (2021): $498 · +3.7% YoY. Source: county tax records.