34579 Highway 91 · Holly Pond, AL 35055

$97,700

2 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 56 Days on market

Built 1900 0.40 ac lot $69/sqft · 60% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out, call now for appointment. Built around mobile home converted into Charming Cottage surrounded by tall shady trees and gorgeous green fields behind. Family room & eating combo with sweet kitchen that includes island, stove & refrigerator. Has 2 Bedrooms 1 bath and potential for more bedrooms. Large spare room is already being used a roomy bedroom. Also has laundry room. "Selling as is Where is . "

Key facts

• Tall shady trees
• Charming cottage
• Sweet kitchen

Tags

• CHARMING COTTAGE
• TALL SHADY TREES
• GORGEOUS GREEN FIELDS
• FAMILY ROOM
• SWEET KITCHEN
• ISLAND

Property features AI

Exterior

• Utilities: Septic tank sewer
• Home design: Single-family residential property; Residential property type
• Construction: Block foundation; Built area above grade: 1,412
• Exterior features: Metal roof

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: crime D+, 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.
• Zoned schools: Holly Pond Elementary School (math 22% / reading 62%, grade F, #213 of 627 statewide, top 37%, 578 students, 71% FRL); Holly Pond High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 278 students, 58% FRL).
• Market conditions: 339 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $675 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $94,769 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $244,089
• List price: $97,700
• Delta: -59.97%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $8,431
• Equity at exit: $14,567

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $38,640
• Equity at exit: $8,447

Cash invested: $27,356 (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 35055

• Home prices YoY: -14.4%
• Active inventory: 339
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$512
• Tax est. 1.5%: −$122 /mo · $1,466/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $381

Break-even live

Break-even rent $855

Max offer price $97,700

Occupancy floor 67%

Sensitivity live

Price	-10% $448	-5% $414	+0% $381	+5% $347	+10% $313
Rent	-10% $275	-5% $328	+0% $381	+5% $433	+10% $486
Rate	-1.0pp $430	-0.5pp $405	base $381	+0.5pp $355	+1.0pp $330

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: $24,425
• Closing costs: $2,931
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $97,700 Active 56 DOM
2. 2026-06-18
   days on market $97,700 Active 55 DOM
3. 2026-06-17
   days on market $97,700 Active 54 DOM
4. 2026-06-16
   days on market $97,700 Active 53 DOM
5. 2026-06-15
   days on market $97,700 Active 52 DOM
6. 2026-06-14
   days on market $97,700 Active 50 DOM
7. 2026-06-12
   days on market $97,700 Active 49 DOM
8. 2026-06-09
   days on market $97,700 Active 46 DOM
9. 2026-06-08
   days on market $97,700 Active 45 DOM
10. 2026-06-07
    days on market $97,700 Active 44 DOM
11. 2026-06-05
    days on market $97,700 Active 41 DOM
12. 2026-06-03
    days on market $97,700 Active 40 DOM
13. 2026-06-02
    days on market $97,700 Active 39 DOM
14. 2026-06-01
    days on market $97,700 Active 38 DOM
15. 2026-05-31
    days on market $97,700 Active 37 DOM
16. 2026-05-30
    days on market $97,700 Active 36 DOM
17. 2026-04-23
    listed $97,700 Active 438-char remark
18. 2009-05-19
    listed $44,900

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,038
• − Mortgage interest: −$5,473
• − Property taxes: −$1,466
• − Insurance: −$488
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,842
• Taxable income: $3,203
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,799/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

• County: Cullman County · 47,767 people
• Metro: Cullman, AL
• Population (ZIP): 23,115
• Household income: $58,405
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 499.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -43.60%
• Current HPI: 259.5471
• Rent YoY: —
• Metro: Cullman, 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

+117.6% since first listed

2 events — show timeline

• 2026-04-23 Listed $97,700 SAARMLS
• 2009-05-19 Listed $44,900 SAARMLS

Property tax history

-3.6%/yr

Latest (2021): $96 · +6.3% YoY. Source: county tax records.