812 Co Rd 1123 · West Point, AL 35179

$134,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 74 Days on market

Built 1993 1.00 ac lot $141/sqft · 34% below area Est $206k · 34% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Location near West Point Schools. New Roof.

Key facts

• 1 acre lot
• Built 1993
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.1% in West Point — 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 67/100 on livability (#85 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, 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: 80 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 $1k of equity ($933 loan paydown + $164 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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: 1.22% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.82%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (median comp): $205,606
• List price: $134,900
• Delta: -34.39%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.75×
• Total profit: $28,485
• Equity at exit: $39,991

10-year hold

• IRR: 19.9%
• Equity multiple: 3.22×
• Total profit: $83,984
• Equity at exit: $48,730

Cash invested: $37,772 (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 35179

• Home prices YoY: 0.0%
• Active inventory: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $498

Break-even live

Break-even rent $1,010

Max offer price $134,900

Occupancy floor 65%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $134,900 Active 74 DOM
2. 2026-06-18
   days on market $134,900 Active 73 DOM
3. 2026-06-17
   days on market $134,900 Active 72 DOM
4. 2026-06-16
   days on market $134,900 Active 71 DOM
5. 2026-06-15
   days on market $134,900 Active 70 DOM
6. 2026-06-14
   days on market $134,900 Active 68 DOM
7. 2026-06-12
   days on market $134,900 Active 67 DOM
8. 2026-06-09
   days on market $134,900 Active 64 DOM
9. 2026-06-08
   days on market $134,900 Active 63 DOM
10. 2026-06-07
    days on market $134,900 Active 62 DOM
11. 2026-06-05
    days on market $134,900 Active 59 DOM
12. 2026-06-03
    days on market $134,900 Active 58 DOM
13. 2026-06-02
    days on market $134,900 Active 57 DOM
14. 2026-06-01
    days on market $134,900 Active 56 DOM
15. 2026-05-31
    days on market $134,900 Active 55 DOM
16. 2026-05-30
    days on market $134,900 Active 54 DOM
17. 2026-04-01
    listed $134,900 Active 49-char remark

    Show marketing remark (49 chars)

    Great Location near West Point Schools. New Roof.

18. 2007-09-28
    listed $69,000
19. 2005-02-18
    listed $68,500
20. 2002-04-12
    listed $59,900

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$144/yr (+$12/mo · 35.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,682
• − Mortgage interest: −$7,556
• − Property taxes: −$409
• − Insurance: −$674
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$3,924
• Taxable income: $3,969
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $5,024/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 — West Point

• Score: 67/100
• State rank: #85
• US rank: #10956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,957

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.12%
• Current HPI: 272.8749
• 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

+125.2% since first listed

4 events — show timeline

• 2026-04-01 Listed $134,900 SAARMLS
• 2007-09-28 Listed $69,000 SAARMLS
• 2005-02-18 Listed $68,500 SAARMLS
• 2002-04-12 Listed $59,900 SAARMLS

Property tax history

+4.6%/yr

Latest (2025): $409 · +6.9% YoY. Source: county tax records.