975 Co Rd 695 · Holly Pond, AL 35083

$129,900

2 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 114 Days on market

Built 2006 0.50 ac lot $129/sqft · 25% below area Est $174k · 25% 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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waiting just for you & your touch, to make it yours! Convenient to schools, downtown Holly Pond with restaurants and etc. Newer roof! Attention agents: Repairs Needed, check with listing agent.

Key facts

• Newer roof
• 0.5 acre lot
• Garage

Tags

• NEWER ROOF
• CONVENIENT TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $129k (0.5% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.9% in Holly Pond — 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 59/100 on livability (#326 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities 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: 35 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 $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $174,298
• List price: $129,900
• Delta: -25.47%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $78,655
• Equity at exit: $117,024

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $225,461
• Equity at exit: $252,367

Cash invested: $36,372 (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 35083

• Home prices YoY: 8.9%
• Active inventory: 35
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $124

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $214	-5% $169	+0% $124	+5% $79	+10% $34
Rent	-10% $22	-5% $73	+0% $124	+5% $175	+10% $226
Rate	-1.0pp $189	-0.5pp $157	base $124	+0.5pp $90	+1.0pp $56

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $129,900 Active 114 DOM
2. 2026-06-18
   days on market $129,900 Active 113 DOM
3. 2026-06-17
   days on market $129,900 Active 112 DOM
4. 2026-06-16
   days on market $129,900 Active 111 DOM
5. 2026-06-15
   days on market $129,900 Active 110 DOM
6. 2026-06-14
   days on market $129,900 Active 108 DOM
7. 2026-06-12
   days on market $129,900 Active 107 DOM
8. 2026-06-09
   days on market $129,900 Active 104 DOM
9. 2026-06-08
   days on market $129,900 Active 103 DOM
10. 2026-06-07
    days on market $129,900 Active 102 DOM
11. 2026-06-05
    days on market $129,900 Active 99 DOM
12. 2026-06-03
    days on market $129,900 Active 98 DOM
13. 2026-06-02
    days on market $129,900 Active 97 DOM
14. 2026-06-01
    days on market $129,900 Active 96 DOM
15. 2026-05-31
    days on market $129,900 Active 95 DOM
16. 2026-05-30
    days on market $129,900 Active 94 DOM
17. 2026-02-23
    listed $129,900 Active 201-char remark

    Show marketing remark (201 chars)

    Waiting just for you & your touch, to make it yours! Convenient to schools, downtown Holly Pond with restaurants and etc. Newer roof! Attention agents: Repairs Needed, check with listing agent.

18. 2015-01-14
    soldstatus $56,000 347-char remark

    Show marketing remark (347 chars)

    PERFECT STARTER HOME AND/OR INVESTMENT HOME. THIS 2BR/1BA HOME HAS BEEN COMPLETELY RENOVATED AND IS APPROX 1100 SQ FT. THE LIVING AREA/DINING ROOM AND KITCHEN AREA IS THE OPEN CONCEPT EVERYONE IS WANTING. THERE IS A BACK DECK AND A OUTDOOR COVERED PATIO AREA. ONE CAR ATTACHED GARAGE WHICH ENTERS INTO THE KITCHEN AREA. THIS HOME IS MOVE IN READY.

19. 2015-01-14
    soldstatus $112,000

    Show marketing remark (347 chars)

    PERFECT STARTER HOME AND/OR INVESTMENT HOME. THIS 2BR/1BA HOME HAS BEEN COMPLETELY RENOVATED AND IS APPROX 1100 SQ FT. THE LIVING AREA/DINING ROOM AND KITCHEN AREA IS THE OPEN CONCEPT EVERYONE IS WANTING. THERE IS A BACK DECK AND A OUTDOOR COVERED PATIO AREA. ONE CAR ATTACHED GARAGE WHICH ENTERS INTO THE KITCHEN AREA. THIS HOME IS MOVE IN READY.

20. 2014-07-11
    listed $59,400 347-char remark

    Show marketing remark (347 chars)

    PERFECT STARTER HOME AND/OR INVESTMENT HOME. THIS 2BR/1BA HOME HAS BEEN COMPLETELY RENOVATED AND IS APPROX 1100 SQ FT. THE LIVING AREA/DINING ROOM AND KITCHEN AREA IS THE OPEN CONCEPT EVERYONE IS WANTING. THERE IS A BACK DECK AND A OUTDOOR COVERED PATIO AREA. ONE CAR ATTACHED GARAGE WHICH ENTERS INTO THE KITCHEN AREA. THIS HOME IS MOVE IN READY.

21. 2013-05-23
    soldstatus $39,600
22. 2013-01-12
    listed $39,600

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $15,517
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,779
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,635/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 — Holly Pond

• Score: 59/100
• State rank: #326
• US rank: #19930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Pond, AL
• Population (ZIP): 4,276

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 21.05%
• Current HPI: 258.1263
• 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

+228.0% since first listed

6 events — show timeline

• 2026-02-23 Listed $129,900 SAARMLS
• 2015-01-14 Sold (Public Records) $112,000 Public Records
• 2015-01-14 Sold (MLS) $56,000 SAARMLS
• 2014-07-11 Listed $59,400 SAARMLS
• 2013-05-23 Sold (MLS) $39,600 Greater Alabama MLS
• 2013-01-12 Listed $39,600 Greater Alabama MLS

Property tax history

+4.2%/yr

Latest (2025): $243 · +6.2% YoY. Source: county tax records.