5619 Co Rd 818 · West Point, AL 35098

$119,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 299 Days on market

Built 2000 1.00 ac lot $120/sqft · 43% below area Est $209k · 43% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +6.9/10.0
• 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

Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

Key facts

• Metal roof
• Front porch
• 1 acre

Tags

• FRONT PORCH
• 1 ACRE
• METAL ROOF
• SPROUT INTERNET AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: 17 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 $5k of equity ($829 loan paydown + $5k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 299 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 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 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: 1.49% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $208,964
• List price: $119,900
• Delta: -42.62%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.70×
• Total profit: $57,071
• Equity at exit: $59,537

10-year hold

• IRR: 28.6%
• Equity multiple: 5.31×
• Total profit: $144,616
• Equity at exit: $96,391

Cash invested: $33,572 (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 35098

• Home prices YoY: 1.5%
• Active inventory: 17
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $586

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 62%

Sensitivity live

Price	-10% $669	-5% $627	+0% $586	+5% $544	+10% $503
Rent	-10% $444	-5% $515	+0% $586	+5% $657	+10% $727
Rate	-1.0pp $646	-0.5pp $616	base $586	+0.5pp $555	+1.0pp $523

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $119,900 Active 299 DOM
2. 2026-06-18
   days on market $119,900 Active 298 DOM
3. 2026-06-17
   days on market $119,900 Active 297 DOM
4. 2026-06-16
   days on market $119,900 Active 296 DOM
5. 2026-06-15
   days on market $119,900 Active 295 DOM
6. 2026-06-14
   days on market $119,900 Active 293 DOM
7. 2026-06-12
   days on market $119,900 Active 292 DOM
8. 2026-06-09
   days on market $119,900 Active 289 DOM
9. 2026-06-08
   days on market $119,900 Active 288 DOM
10. 2026-06-07
    days on market $119,900 Active 287 DOM
11. 2026-06-05
    days on market $119,900 Active 284 DOM
12. 2026-06-03
    days on market $119,900 Active 283 DOM
13. 2026-06-02
    days on market $119,900 Active 282 DOM
14. 2026-06-01
    days on market $119,900 Active 281 DOM
15. 2026-05-31
    days on market $119,900 Active 280 DOM
16. 2026-05-30
    days on market $119,900 Active 279 DOM
17. 2026-04-09
    status Active 485-char remark

    Show marketing remark (485 chars)

    Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

18. 2026-04-07
    historical Active Under Contract 485-char remark

    Show marketing remark (485 chars)

    Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

19. 2025-12-19
    price $119,900 485-char remark

    Show marketing remark (485 chars)

    Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

20. 2025-10-10
    price $129,900 485-char remark

    Show marketing remark (485 chars)

    Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

21. 2025-08-24
    listed $154,900 Active 485-char remark

    Show marketing remark (485 chars)

    Looking for first time home buyer or downsizing or home to redo & put your own personal touches on, then this home is must see. This little 3 bedroom 1 bath home sitting on 1 acre that is just 18 mins from I-65. Enjoy the peaceful evenings sitting on front porch while the kids or animals play in the yard or listing to the rain on the metal roof. Room to add onto the home or add shop or garage if needed. Endless possibilities for this property. Sprout Internet available also.

22. 2021-11-24
    soldstatus $84,000
23. 2019-01-18
    soldstatus $78,000
24. 2011-10-27
    listed $74,900
25. 2008-11-06
    listed $76,900

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,485
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,488
• Taxable income: $5,445
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $5,723/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): 1,118

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 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: ▲ 3.82%
• Current HPI: 253.2063
• 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

+55.9% since first listed

9 events — show timeline

• 2026-04-09 Relisted — SAARMLS
• 2026-04-07 Contingent — SAARMLS
• 2025-12-19 Price Changed $119,900 SAARMLS
• 2025-10-10 Price Changed $129,900 SAARMLS
• 2025-08-24 Listed $154,900 SAARMLS
• 2021-11-24 Sold (Public Records) $84,000 Public Records
• 2019-01-18 Sold (Public Records) $78,000 Public Records
• 2011-10-27 Listed $74,900 SAARMLS
• 2008-11-06 Listed $76,900 SAARMLS

Property tax history

-3.9%/yr

Latest (2025): $142 · +8.3% YoY. Source: county tax records.