5710 Co Rd 1082 · West Point, AL 35179

$165,900

3 bd · 1.5 ba · 1,820 sqft · SingleFamily public records · 285 Days on market

Built 1971 2.70 ac lot $91/sqft · 34% below area Est $251k · 34% under ↓ 34% since listing

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +5.1/10.0
• 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

3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

Key facts

• Shop
• 2.7 acres
• Fruit trees

Tags

• BRICK FARMHOUSE
• 2.7 ACRES
• SHOP
• FRUIT TREES
• ESTABLISHED PEACH TREES
• FIG TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% 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: 80 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 $1k of equity ($1k loan paydown + $201 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $250,773
• List price: $165,900
• Delta: -33.84%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

0.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.22×
• Total profit: $10,164
• Equity at exit: $49,181

10-year hold

• IRR: 9.7%
• Equity multiple: 2.07×
• Total profit: $49,880
• Equity at exit: $59,929

Cash invested: $46,452 (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 35179

• Home prices YoY: 0.0%
• Active inventory: 80
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $220

Break-even live

Break-even rent $1,451

Max offer price $165,900

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $278	+0% $220	+5% $163	+10% $106
Rent	-10% $84	-5% $152	+0% $220	+5% $289	+10% $357
Rate	-1.0pp $304	-0.5pp $263	base $220	+0.5pp $177	+1.0pp $134

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $165,900 Active 285 DOM
2. 2026-06-19
   days on market $165,900 Active 283 DOM
3. 2026-06-18
   days on market $165,900 Active 282 DOM
4. 2026-06-17
   days on market $165,900 Active 281 DOM
5. 2026-06-16
   days on market $165,900 Active 280 DOM
6. 2026-06-15
   days on market $165,900 Active 279 DOM
7. 2026-06-14
   days on market $165,900 Active 277 DOM
8. 2026-06-12
   days on market $165,900 Active 276 DOM
9. 2026-06-09
   days on market $165,900 Active 273 DOM
10. 2026-06-08
    days on market $165,900 Active 272 DOM
11. 2026-06-07
    days on market $165,900 Active 271 DOM
12. 2026-06-05
    days on market $165,900 Active 268 DOM
13. 2026-06-03
    days on market $165,900 Active 267 DOM
14. 2026-06-02
    days on market $165,900 Active 266 DOM
15. 2026-06-01
    days on market $165,900 Active 265 DOM
16. 2026-05-31
    days on market $165,900 Active 264 DOM
17. 2026-05-30
    days on market $165,900 Active 263 DOM
18. 2026-05-14
    price $165,900 870-char remark

    Show marketing remark (870 chars)

    3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

19. 2026-04-07
    price $199,900 870-char remark

    Show marketing remark (870 chars)

    3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

20. 2026-03-07
    price $219,900 870-char remark

    Show marketing remark (870 chars)

    3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

21. 2026-02-04
    price $229,900 870-char remark

    Show marketing remark (870 chars)

    3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

22. 2025-09-08
    listed $249,900 Active 870-char remark

    Show marketing remark (870 chars)

    3BR 1.5BA Brick Farmhouse on 2.7 Acres with Shop & Fruit Trees. Charming 3-bedroom, 1.5-bath brick farmhouse on 2.7 acres with stunning views and plenty of space to enjoy country living. The property features established peach trees, fig trees, muscadine vines, and grape vines, plus a large garden spot for your own fresh vegetables. A spacious 32 x 40 shop with power provides room for tools, equipment, or hobbies. Additional highlights include a well with pump, storm shelter, and a great yard perfect for gatherings, pets, or play. The solid brick home offers timeless appeal, comfortable living spaces, and natural light throughout. Whether you’re looking for a homestead, weekend getaway, or a place to spread out, this property has it all. Don’t miss the chance to enjoy farm-to-table living in a beautiful setting. Schedule your showing today!

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,764
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$4,826
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,645/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): 8,957

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7% Cuban 1%
• Common ancestry: Iranian 2% Slovak 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▲ 0.12%
• Current HPI: 272.8749
• 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

-33.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $165,900 SAARMLS
• 2026-04-07 Price Changed $199,900 SAARMLS
• 2026-03-07 Price Changed $219,900 SAARMLS
• 2026-02-04 Price Changed $229,900 SAARMLS
• 2025-09-08 Listed $249,900 SAARMLS

Property tax history

+7.4%/yr

Latest (2025): $75 · +7.4% YoY. Source: county tax records.