2520 Hulaco Rd · Joppa, AL 35087

$199,900

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 65 Days on market

Built 1992 0.53 ac lot $151/sqft · at area comps Est $211k · 5% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +9.8/15.0
• Appreciation +7.8/10.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

FULL BRICK 3 BED, 2 BATH HOME ON A CORNER LOT. THIS HOME HAS AN OPEN KITCHEN WITH AN ISLAND, LIVING ROOM, SPLIT FLOOR PLAN WITH A PRIVATE MASTER SUITE. LARGE LAUNDRY ROOM LEADS TO A FENCED-IN BACK YARD WITH A STORAGE BUILDING. ROOF IS 7 YEARS OLD. THE HOUSE WAS RENOVATED IN 2019.

Key facts

• Private master suite
• Renovated
• Fenced-in back yard

Tags

• CORNER LOT
• OPEN KITCHEN
• PRIVATE MASTER SUITE
• FENCED-IN BACK YARD
• STORAGE BUILDING
• RENOVATED

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.6% below list).
• Recommended offer: $175k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#518 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.7% local appreciation)).
• At projected returns (5.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $200k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $174,666 (12.6% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 13% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $210,803
• List price: $199,900
• Delta: -5.17%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1983 Hulaco Rd	0.50mi	2/2.0 (-1)	1,331 (+0%)	11mo	$270,000	$203	62

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

Projected returns pro-forma

5.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.20×
• Total profit: $67,220
• Equity at exit: $121,519

10-year hold

• IRR: 18.0%
• Equity multiple: 4.36×
• Total profit: $188,045
• Equity at exit: $216,876

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 →

ZIP-level market 35087

• Home prices YoY: 2.5%
• Active inventory: 9
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $212

Break-even live

Break-even rent $1,478

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $325	-5% $269	+0% $212	+5% $155	+10% $-140
Rent	-10% $74	-5% $143	+0% $212	+5% $281	+10% $350
Rate	-1.0pp $313	-0.5pp $263	base $212	+0.5pp $160	+1.0pp $108

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
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $199,900 Active 65 DOM
2. 2026-06-18
   days on market $199,900 Active 62 DOM
3. 2026-06-17
   days on market $199,900 Active 61 DOM
4. 2026-06-16
   days on market $199,900 Active 60 DOM
5. 2026-06-15
   days on market $199,900 Active 59 DOM
6. 2026-06-14
   days on market $199,900 Active 57 DOM
7. 2026-06-13
   days on market $199,900 Active 56 DOM
8. 2026-06-10
   days on market $199,900 Active 54 DOM
9. 2026-06-09
   days on market $199,900 Active 53 DOM
10. 2026-06-08
    days on market $199,900 Active 52 DOM
11. 2026-06-07
    days on market $199,900 Active 51 DOM
12. 2026-06-05
    days on market $199,900 Active 48 DOM
13. 2026-06-03
    days on market $199,900 Active 47 DOM
14. 2026-06-02
    days on market $199,900 Active 46 DOM
15. 2026-06-01
    days on market $199,900 Active 45 DOM
16. 2026-06-01
    price $199,900 Active 44 DOM
17. 2026-05-31
    days on market $209,900 Active 44 DOM
18. 2026-05-30
    days on market $209,900 Active 43 DOM
19. 2026-05-15
    price $209,900 284-char remark

    Show marketing remark (284 chars)

    FULL BRICK 3 BED, 2 BATH HOME ON A CORNER LOT. THIS HOME HAS AN OPEN KITCHEN WITH AN ISLAND, LIVING ROOM, SPLIT FLOOR PLAN WITH A PRIVATE MASTER SUITE. LARGE LAUNDRY ROOM LEADS TO A FENCED-IN BACK YARD WITH A STORAGE BUILDING. ROOF IS 7 YEARS OLD. THE HOUSE WAS RENOVATED IN 2019.

20. 2026-04-17
    listed $214,900 Active 284-char remark

    Show marketing remark (284 chars)

    FULL BRICK 3 BED, 2 BATH HOME ON A CORNER LOT. THIS HOME HAS AN OPEN KITCHEN WITH AN ISLAND, LIVING ROOM, SPLIT FLOOR PLAN WITH A PRIVATE MASTER SUITE. LARGE LAUNDRY ROOM LEADS TO A FENCED-IN BACK YARD WITH A STORAGE BUILDING. ROOF IS 7 YEARS OLD. THE HOUSE WAS RENOVATED IN 2019.

21. 2019-11-04
    soldstatus $113,500
22. 2019-10-30
    soldstatus $113,500 Sold 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

23. 2019-09-25
    status Pending 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

24. 2019-07-02
    status Active 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

25. 2019-06-30
    historical 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

26. 2019-06-26
    price $118,500 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

27. 2019-06-20
    status Active 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

28. 2019-05-14
    status Pending 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

29. 2019-03-29
    listed $119,000 Active 179-char remark

    Show marketing remark (179 chars)

    Full brick home completely updated with master suite. Home has new roof, flooring, appliances, & fixtures. All this on a corner lot. Call today to view this awesome property!

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$385/yr (+$32/mo · 88.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $20,960
• − Mortgage interest: −$11,198
• − Property taxes: −$434
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,815
• Taxable loss: −$840
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $2,746/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Joppa

• Score: 51/100
• State rank: #518
• US rank: #25411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,338

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 1% Russian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.67%
• Current HPI: 229.1856
• 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

+76.4% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $209,900 VMLS
• 2026-04-17 Listed $214,900 VMLS
• 2019-11-04 Sold (Public Records) $113,500 Public Records
• 2019-10-30 Sold (MLS) $113,500 VMLS
• 2019-09-25 Pending — VMLS
• 2019-07-02 Relisted — VMLS
• 2019-06-30 Delisted — VMLS
• 2019-06-26 Price Changed $118,500 VMLS
• 2019-06-20 Relisted — VMLS
• 2019-05-14 Pending — VMLS
• 2019-03-29 Listed $119,000 VMLS

Property tax history

+1.0%/yr

Latest (2025): $434 · +6.8% YoY. Source: county tax records.