901 County Road 695 · Holly Pond, AL 35083

$139,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 93 Days on market

Built 2006 0.50 ac lot Est $233k · 40% under ↓ 29% 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 +25.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +5.2/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For comp purposes only

Key facts

• Breakfast nook
• Open deck
• Primary suite

Tags

• OPEN GREAT ROOM
• BREAKFAST NOOK
• PRIMARY SUITE
• FULL LAUNDRY ROOM
• OPEN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: crime 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.
• Zoned schools: Holly Pond Elementary School (math 22% / reading 62%, grade F, #213 of 627 statewide, top 37%, 578 students, 71% FRL); Holly Pond High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 278 students, 58% FRL).
• 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 $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.02% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $233,472
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 County Road 695	0.23mi	3/2.0	1,632 (+6%)	6mo	$248,400	$152	70
769 County Road 695	0.14mi	3/2.0	1,440 (-6%)	13mo	$205,000	$142	68
90 Co Rd 694	0.38mi	4/2.0 (+1)	1,410 (-8%)	19mo	$215,000	$152	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 3.44×
• Total profit: $95,677
• Equity at exit: $126,033

10-year hold

• IRR: 26.9%
• Equity multiple: 7.80×
• Total profit: $266,242
• Equity at exit: $271,795

Cash invested: $39,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $307

Break-even live

Break-even rent $1,039

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $386	-5% $347	+0% $307	+5% $267	+10% $228
Rent	-10% $194	-5% $251	+0% $307	+5% $363	+10% $420
Rate	-1.0pp $377	-0.5pp $343	base $307	+0.5pp $271	+1.0pp $234

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   status $139,900 Pending 93 DOM
2. 2026-06-12
   days on market $139,900 Active 93 DOM
3. 2026-06-09
   days on market $139,900 Active 90 DOM
4. 2026-06-08
   days on market $139,900 Active 89 DOM
5. 2026-06-07
   days on market $139,900 Active 88 DOM
6. 2026-06-05
   statusdays on market $139,900 Active 85 DOM
7. 2026-06-03
   price $139,900 Pending 84 DOM
8. 2026-04-28
   status Pending
9. 2026-03-31
   price $149,900
10. 2026-03-03
    price $164,900
11. 2026-02-02
    listed $174,900 Active
12. 2022-03-08
    soldstatus $195,000
13. 2022-02-28
    soldstatus $195,000 22-char remark

    Show marketing remark (198 chars)

    Charming 3 Bedrooms, 2 Bath Home with open Concept Kitchen/Living room!! Spend some time with family and friends watching tv or playing card games in the open living room! Call me for more details!

14. 2022-02-28
    soldstatus $195,000 Sold 198-char remark

    Show marketing remark (198 chars)

    Charming 3 Bedrooms, 2 Bath Home with open Concept Kitchen/Living room!! Spend some time with family and friends watching tv or playing card games in the open living room! Call me for more details!

15. 2022-02-04
    historical Contingent 198-char remark

    Show marketing remark (198 chars)

    Charming 3 Bedrooms, 2 Bath Home with open Concept Kitchen/Living room!! Spend some time with family and friends watching tv or playing card games in the open living room! Call me for more details!

16. 2021-09-03
    listed $209,900 Active 198-char remark

    Show marketing remark (198 chars)

    Charming 3 Bedrooms, 2 Bath Home with open Concept Kitchen/Living room!! Spend some time with family and friends watching tv or playing card games in the open living room! Call me for more details!

17. 2021-08-15
    listed $209,900 22-char remark

    Show marketing remark (22 chars)

    For comp purposes only

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$228/yr (+$19/mo · 65.8%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,131
• − Mortgage interest: −$7,837
• − Property taxes: −$346
• − Insurance: −$700
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,070
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $3,339/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

-28.6% since first listed

10 events — show timeline

• 2026-04-28 Pending — Greater Alabama MLS
• 2026-03-31 Price Changed $149,900 Greater Alabama MLS
• 2026-03-03 Price Changed $164,900 Greater Alabama MLS
• 2026-02-02 Listed $174,900 Greater Alabama MLS
• 2022-03-08 Sold (Public Records) $195,000 Public Records
• 2022-02-28 Sold (MLS) $195,000 VMLS
• 2022-02-28 Sold (MLS) $195,000 SAARMLS
• 2022-02-04 Contingent — VMLS
• 2021-09-03 Listed $209,900 VMLS
• 2021-08-15 Listed $209,900 SAARMLS

Property tax history

+3.8%/yr

Latest (2025): $346 · +5.6% YoY. Source: county tax records.