983 Co Rd 1664 · Cullman, AL 35058

$199,900

3 bd · 2.0 ba · 1,313 sqft · SingleFamily · 95 Days on market

Built 2026 Excellent condition 0.80 ac lot $152/sqft · 6% below area Est $212k · 6% under

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Why this score? — see what drove the D- 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).

• ARV discount +10.1/15.0
• Cash flow +9.1/30.0
• Condition / age +5.0/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brand new construction in Fairview Community just 7 mins from Fairview schools & 18 mins from town Cullman. Home features: 3bedrooms 2baths, efficient one level home. Vinyl plank flooring throughout. Open living room/kitchen floor plan. Kitchen cabinets, counter tops, & tile backsplash & Island for a cooks dream, Buyer can pick from 3 colors. Buyer has option to pick Front door color also. Buyer has options to pick Black or Stainless Steel Appliances. Full length of the house side Patio to enjoy sitting on. To be completed within 6-8 weeks. 2-10 Warranty to be provided. 20 Gauge 50 KSI Steel Trusses & Outer Walls & Interior Walls. New Survey in Documents.

Key facts

• Kitchen cabinets
• Vinyl plank flooring
• Tile backsplash

Tags

• VINYL PLANK FLOORING
• KITCHEN CABINETS
• TILE BACKSPLASH
• FULL LENGTH SIDE PATIO
• 20 GAUGE 50 KSI STEEL TRUSSES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (22.2% below list).
• Recommended offer: $156k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Cullman — 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 (#36 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, commute F, health & safety 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: Fairview Elementary School (math 16% / reading 54%, grade F, #291 of 627 statewide, top 47%, 614 students, 66% FRL); Fairview Middle School (math 12% / reading 53%, grade F, #105 of 257 statewide, top 42%, 305 students, 64% FRL); Fairview High School (math 37% / reading 22%, grade F, #70 of 305 statewide, top 27%, 501 students, 61% FRL).
• Market conditions: 168 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $155,517 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $212,190
• List price: $199,900
• Delta: -5.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Co Rd 1664	0.29mi	3/2.0	1,379 (+5%)	0mo	$223,000	$162	78
445 Co Rd 1664	0.36mi	3/2.0	1,350 (+3%)	10mo	$209,900	$155	70
520 County Road 1663	0.41mi	3/2.0	1,431 (+9%)	5mo	$210,000	$147	62
740 Co Rd 1663	0.26mi	3/2.0	1,455 (+11%)	14mo	$238,000	$164	59
425 Co Rd 1664	0.38mi	3/2.0	1,430 (+9%)	13mo	$207,000	$145	56
560 Co Rd 1663	0.41mi	3/2.0	1,350 (+3%)	24mo	$194,000	$144	56
365 Co Rd 1664	0.44mi	3/2.0	1,410 (+7%)	15mo	$203,000	$144	55
540 Co Rd 1663	0.43mi	3/2.0	1,360 (+4%)	24mo	$199,900	$147	54
580 Co Rd 1663	0.39mi	3/2.0	1,502 (+14%)	5mo	$203,000	$135	54
385 County Road 1664	0.42mi	3/2.0	1,480 (+13%)	21mo	$206,000	$139	41

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-42,106
• Equity at exit: $29,806

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-49,108
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $264,500 ($213/sqft)
• Median days on market: 54 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -24.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35058

• Home prices YoY: -17.5%
• Active inventory: 168
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-153

Break-even live

Break-even rent $1,749

Max offer price $177,778

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-84	+0% $-153	+5% $-222	+10% $-291
Rent	-10% $-276	-5% $-214	+0% $-153	+5% $-91	+10% $-30
Rate	-1.0pp $-52	-0.5pp $-102	base $-153	+0.5pp $-205	+1.0pp $-257

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residential property
• Construction: Above-grade finished area of about 1,313
• Exterior features: Lot dimensions approximately 156.67 x 229.36 x 156.67 x 224Approximately 0.8-acre lotFrontage about 156.67 feet

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 7 total rooms

Listing history 50 events

1. 2026-08-08
   days on market $199,900 Active 95 DOM
2. 2026-08-07
   days on market $199,900 Active 94 DOM
3. 2026-08-06
   days on market $199,900 Active 93 DOM
4. 2026-08-05
   days on market $199,900 Active 92 DOM
5. 2026-08-04
   days on market $199,900 Active 91 DOM
6. 2026-08-03
   days on market $199,900 Active 90 DOM
7. 2026-07-31
   days on market $199,900 Active 87 DOM
8. 2026-07-30
   days on market $199,900 Active 86 DOM
9. 2026-07-30
   price $199,900 Active 85 DOM
10. 2026-07-29
    days on market $209,900 Active 85 DOM
11. 2026-07-27
    days on market $209,900 Active 83 DOM
12. 2026-07-25
    days on market $209,900 Active 81 DOM
13. 2026-07-23
    days on market $209,900 Active 79 DOM
14. 2026-07-22
    days on market $209,900 Active 78 DOM
15. 2026-07-21
    days on market $209,900 Active 77 DOM
16. 2026-07-18
    days on market $209,900 Active 74 DOM
17. 2026-07-16
    days on market $209,900 Active 72 DOM
18. 2026-07-16
    days on market $209,900 Active 71 DOM
19. 2026-07-14
    days on market $209,900 Active 70 DOM
20. 2026-07-13
    days on market $209,900 Active 69 DOM
21. 2026-07-12
    days on market $209,900 Active 68 DOM
22. 2026-07-11
    days on market $209,900 Active 67 DOM
23. 2026-07-10
    days on market $209,900 Active 66 DOM
24. 2026-07-09
    days on market $209,900 Active 65 DOM
25. 2026-07-08
    days on market $209,900 Active 64 DOM
26. 2026-07-07
    days on market $209,900 Active 63 DOM
27. 2026-07-06
    days on market $209,900 Active 62 DOM
28. 2026-07-05
    days on market $209,900 Active 61 DOM
29. 2026-07-04
    days on market $209,900 Active 60 DOM
30. 2026-07-03
    days on market $209,900 Active 59 DOM
31. 2026-07-02
    days on market $209,900 Active 58 DOM
32. 2026-07-01
    days on market $209,900 Active 57 DOM
33. 2026-06-30
    days on market $209,900 Active 56 DOM
34. 2026-06-29
    days on market $209,900 Active 55 DOM
35. 2026-06-28
    days on market $209,900 Active 54 DOM
36. 2026-06-28
    days on market $209,900 Active 53 DOM
37. 2026-06-27
    days on market $209,900 Active 52 DOM
38. 2026-06-26
    days on market $209,900 Active 51 DOM
39. 2026-06-22
    days on market $209,900 Active 48 DOM
40. 2026-06-21
    days on market $209,900 Active 47 DOM
41. 2026-06-19
    days on market $209,900 Active 45 DOM
42. 2026-06-18
    days on market $209,900 Active 44 DOM
43. 2026-06-17
    days on market $209,900 Active 43 DOM
44. 2026-06-16
    days on market $209,900 Active 42 DOM
45. 2026-06-15
    days on market $209,900 Active 41 DOM
46. 2026-06-14
    days on market $209,900 Active 39 DOM
47. 2026-06-12
    days on market $209,900 Active 38 DOM
48. 2026-06-09
    days on market $209,900 Active 35 DOM
49. 2026-06-08
    days on market $209,900 Active 34 DOM
50. 2026-06-07
    days on market $209,900 Active 33 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,662
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$5,815
• Taxable loss: −$5,335
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $-554/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.

Condition & rehab AI · 4 photos

Excellent 100/100 None rehab

This is a brand new construction home with no repairs or maintenance needed. The highest-ROI updates include installing kitchen, bathroom, HVAC, and exterior finishes to complete the living space and enhance curb appeal.

Value-add opportunities

• Both Install kitchen cabinets, countertops, and tile backsplash — Enhances functionality and aesthetic appeal for both resale and rental. ↑
• Both Install bathroom fixtures and finishes — Completes the living space and adds value for both resale and rental. ↑
• Both Install HVAC and mechanical systems — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Both Install flooring and drywall — Completes the living space and adds value for both resale and rental. ↑
• Both Install windows and siding — Enhances energy efficiency and curb appeal, attracting buyers and renters. ↑
• Both Landscaping and curb appeal — Improves curb appeal and adds value for both resale and rental. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Fairview Elementary School F AL #291/627 Nat'l #22,904/41,679 Middle Fairview Middle School F AL #105/257 Nat'l #8,188/14,009 High Fairview High School F AL #70/305 Nat'l #11,215/17,239

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

B Composite livability gradescore 71/100

Livability — Cullman

• Score: 71/100
• State rank: #36
• US rank: #6789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cullman County · 84,522 people
• City population: 34,660
• Metro: Cullman, AL
• Population (ZIP): 11,545
• Household income: $62,146
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1% Vietnamese 1%

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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: ▼ -53.88%
• Current HPI: 254.3583
• Rent YoY: —
• Metro: Cullman, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residential property
• Construction: Above-grade finished area of about 1,313
• Exterior features: Lot dimensions approximately 156.67 x 229.36 x 156.67 x 224Approximately 0.8-acre lotFrontage about 156.67 feet

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: 7 total rooms

Price history

1 event — show timeline

• 2026-05-05 Listed $209,900 SAARMLS