1631 Cunningham Dr · Helena, AL 35080

$179,900

3 bd · 2.0 ba · 2,284 sqft · SingleFamily public records · 216 Days on market

Built 1983 1.00 ac lot $79/sqft · 45% below area Est $329k · 45% under ↓ 2% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits on this 1.67± acre property in Helena, featuring 1631 Cunningham Drive plus four adjoining parcels. The existing home is being sold as-is and is best suited for a larger-scale renovation or redevelopment project. With street access from both Cunningham Drive and Johnston Street, the property offers flexibility for redevelopment—whether you envision multiple home sites or a fresh start with a single estate-sized lot. A rare chance to own this much land in an established area just minutes from Old Town Helena, schools, and parks.

Key facts

• Street access
• 1.67 acre property
• Multiple home sites

Tags

• 1.67 ACRE PROPERTY
• FOUR ADJOINING PARCELS
• STREET ACCESS
• FLEXIBILITY FOR REDEVELOPMENT
• MULTIPLE HOME SITES
• SINGLE ESTATE-SIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.1% in Helena — 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 (#39 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Helena Intermediate School (math 32% / reading 71%, grade C-, #110 of 627 statewide, top 18%, 945 students, 29% FRL); Helena Middle (math 17% / reading 63%, grade F, #59 of 257 statewide, top 23%, 1,035 students, 30% FRL); Helena High School (math 38% / reading 41%, grade F, #34 of 305 statewide, top 12%, 1,418 students, 28% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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 A-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: 1.18% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $329,364
• List price: $179,900
• Delta: -45.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Lake Davidson Ln	0.46mi	3/2.5	2,124 (-7%)	2mo	$324,500	$153	63
509 Elm St	0.64mi	3/2.0	2,036 (-11%)	1mo	$320,000	$157	51
126 1st Ave W	0.72mi	3/2.5	2,118 (-7%)	7mo	$405,000	$191	46

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $8,711
• Equity at exit: $26,824

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $56,145
• Equity at exit: $15,554

Cash invested: $50,372 (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 35080

• Home prices YoY: -26.4%
• Active inventory: 141
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $596

Break-even live

Break-even rent $1,364

Max offer price $179,900

Occupancy floor 67%

Sensitivity live

Price	-10% $697	-5% $646	+0% $596	+5% $545	+10% $494
Rent	-10% $428	-5% $512	+0% $596	+5% $679	+10% $763
Rate	-1.0pp $686	-0.5pp $641	base $596	+0.5pp $549	+1.0pp $502

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 Englewood Rd Helena, AL	3.0	2.5	1650	$2,099	$1.27	45d	1	1.26mi

Listing history 21 events

1. 2026-06-21
   days on market $179,900 Active 216 DOM
2. 2026-06-18
   days on market $179,900 Active 213 DOM
3. 2026-06-17
   days on market $179,900 Active 212 DOM
4. 2026-06-16
   days on market $179,900 Active 211 DOM
5. 2026-06-15
   days on market $179,900 Active 210 DOM
6. 2026-06-13
   days on market $179,900 Active 208 DOM
7. 2026-06-13
   days on market $179,900 Active 207 DOM
8. 2026-06-10
   days on market $179,900 Active 205 DOM
9. 2026-06-09
   days on market $179,900 Active 204 DOM
10. 2026-06-08
    days on market $179,900 Active 203 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    pricedays on market $179,900 Active 202 DOM
13. 2026-06-05
    days on market $234,000 Active 199 DOM
14. 2026-06-03
    days on market $234,000 Active 198 DOM
15. 2026-06-02
    days on market $234,000 Active 197 DOM
16. 2026-06-01
    days on market $234,000 Active 196 DOM
17. 2026-05-31
    days on market $234,000 Active 195 DOM
18. 2026-03-04
    status Active 565-char remark

    Show marketing remark (565 chars)

    Opportunity awaits on this 1.67± acre property in Helena, featuring 1631 Cunningham Drive plus four adjoining parcels. The existing home is being sold as-is and is best suited for a larger-scale renovation or redevelopment project. With street access from both Cunningham Drive and Johnston Street, the property offers flexibility for redevelopment—whether you envision multiple home sites or a fresh start with a single estate-sized lot. A rare chance to own this much land in an established area just minutes from Old Town Helena, schools, and parks.

19. 2026-02-24
    historical Contingent 565-char remark

    Show marketing remark (565 chars)

    Opportunity awaits on this 1.67± acre property in Helena, featuring 1631 Cunningham Drive plus four adjoining parcels. The existing home is being sold as-is and is best suited for a larger-scale renovation or redevelopment project. With street access from both Cunningham Drive and Johnston Street, the property offers flexibility for redevelopment—whether you envision multiple home sites or a fresh start with a single estate-sized lot. A rare chance to own this much land in an established area just minutes from Old Town Helena, schools, and parks.

20. 2026-01-10
    price $234,000 565-char remark

    Show marketing remark (565 chars)

    Opportunity awaits on this 1.67± acre property in Helena, featuring 1631 Cunningham Drive plus four adjoining parcels. The existing home is being sold as-is and is best suited for a larger-scale renovation or redevelopment project. With street access from both Cunningham Drive and Johnston Street, the property offers flexibility for redevelopment—whether you envision multiple home sites or a fresh start with a single estate-sized lot. A rare chance to own this much land in an established area just minutes from Old Town Helena, schools, and parks.

21. 2025-11-17
    listed $240,000 Active 565-char remark

    Show marketing remark (565 chars)

    Opportunity awaits on this 1.67± acre property in Helena, featuring 1631 Cunningham Drive plus four adjoining parcels. The existing home is being sold as-is and is best suited for a larger-scale renovation or redevelopment project. With street access from both Cunningham Drive and Johnston Street, the property offers flexibility for redevelopment—whether you envision multiple home sites or a fresh start with a single estate-sized lot. A rare chance to own this much land in an established area just minutes from Old Town Helena, schools, and parks.

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$28/yr (+$2/mo · 3.9%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,414
• − Mortgage interest: −$10,077
• − Property taxes: −$710
• − Insurance: −$900
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$5,233
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $6,084/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Helena

• Score: 71/100
• State rank: #39
• US rank: #7223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Helena, AL
• County: Shelby County · 188,970 people
• City population: 20,251
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 20,251
• Household income: $118,344
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 174.0

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.03%
• Current HPI: 209.2727
• Rent YoY: —
• Metro: Birmingham-Hoover, 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

-2.5% since first listed

4 events — show timeline

• 2026-03-04 Relisted — Greater Alabama MLS
• 2026-02-24 Contingent — Greater Alabama MLS
• 2026-01-10 Price Changed $234,000 Greater Alabama MLS
• 2025-11-17 Listed $240,000 Greater Alabama MLS

Property tax history

+5.1%/yr

Latest (2024): $710 · +11.2% YoY. Source: county tax records.