124 Co Rd 710 · Berlin, AL 35055

$178,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 43 Days on market

Built 2001 0.25 ac lot $152/sqft · 51% above area Est $236k · 25% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

Key facts

• Welcoming kitchen
• Unfinished basement
• Natural light

Tags

• UNFINISHED BASEMENT
• SPACIOUS LIVING AREAS
• WELCOMING KITCHEN
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; R1 zoning
• Construction: Above-grade finished area; Below-grade finished area; Basement: block
• Exterior features: Shingle roof; No fencing

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Electric oven; Carpet and laminate flooring; Basement with block construction
• Laundry & utility: Basement (utility space available)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $149k (16.6% below list).
• Recommended offer: $149k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.5% in Berlin — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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).
• This rent runs 31% of the median local income ($58k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,535 (16.6% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $236,124
• List price: $178,000
• Delta: -24.62%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 Co Rd 700	0.32mi	3/1.0	1,112 (-5%)	1mo	$168,000	$151	75
25 County Road 710	0.10mi	3/2.0	1,254 (+7%)	12mo	$187,100	$149	70
276 Co Rd 713	0.73mi	3/3.0	1,280 (+9%)	12mo	$240,000	$188	33

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-20,618
• Equity at exit: $26,540

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-7,620
• Equity at exit: $15,390

Cash invested: $49,840 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,485 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $131

Break-even live

Break-even rent $1,320

Max offer price $178,000

Occupancy floor 86%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $178,000 Active 43 DOM
2. 2026-06-18
   days on market $178,000 Active 42 DOM
3. 2026-06-17
   days on market $178,000 Active 41 DOM
4. 2026-06-16
   days on market $178,000 Active 40 DOM
5. 2026-06-15
   days on market $178,000 Active 39 DOM
6. 2026-06-14
   days on market $178,000 Active 37 DOM
7. 2026-06-12
   days on market $178,000 Active 36 DOM
8. 2026-06-09
   days on market $178,000 Active 33 DOM
9. 2026-06-08
   days on market $178,000 Active 32 DOM
10. 2026-06-07
    days on market $178,000 Active 31 DOM
11. 2026-06-05
    days on market $178,000 Active 28 DOM
12. 2026-06-03
    days on market $178,000 Active 27 DOM
13. 2026-06-02
    days on market $178,000 Active 26 DOM
14. 2026-06-01
    days on market $178,000 Active 25 DOM
15. 2026-05-31
    days on market $178,000 Active 24 DOM
16. 2026-05-30
    days on market $178,000 Active 23 DOM
17. 2026-05-07
    listed $178,000 Active 505-char remark
18. 2022-10-27
    soldstatus $168,000
19. 2022-10-24
    status Pending

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

20. 2022-10-24
    soldstatus $168,000 Closed

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

21. 2022-09-30
    historical Active Under Contract

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

22. 2022-09-16
    price $174,900

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

23. 2022-08-31
    status Active

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

24. 2022-08-24
    historical Active Under Contract

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

25. 2022-08-18
    price $177,900

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

26. 2022-07-27
    price $184,900

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

27. 2022-07-27
    price $189,900

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

28. 2022-06-24
    listed $194,900 Active

    Show marketing remark (243 chars)

    Very nice 3 bedroom 2 bath house with room to grow. This home features an open floor plan with eat at kitchen bar, dining area and large living room. Unfinished basement area with new B Dry system that has a lifetime and transferable warranty.

29. 2022-04-21
    listed $199,900 Active
30. 2011-08-15
    listed $99,900

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$307/yr (+$26/mo · 72.7%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,824
• − Mortgage interest: −$9,971
• − Property taxes: −$422
• − Insurance: −$890
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$5,178
• Taxable loss: −$1,489
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,925/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 — Berlin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+78.2% since first listed

14 events — show timeline

• 2026-05-07 Listed $178,000 SAARMLS
• 2022-10-27 Sold (Public Records) $168,000 Public Records
• 2022-10-24 Pending — SAARMLS
• 2022-10-24 Sold (MLS) $168,000 SAARMLS
• 2022-09-30 Contingent — SAARMLS
• 2022-09-16 Price Changed $174,900 SAARMLS
• 2022-08-31 Relisted — SAARMLS
• 2022-08-24 Contingent — SAARMLS
• 2022-08-18 Price Changed $177,900 SAARMLS
• 2022-07-27 Price Changed $184,900 SAARMLS
• 2022-07-27 Price Changed $189,900 SAARMLS
• 2022-06-24 Listed $194,900 SAARMLS
• 2022-04-21 Listed $199,900 SAARMLS
• 2011-08-15 Listed $99,900 SAARMLS

Property tax history

+4.7%/yr

Latest (2025): $422 · +7.7% YoY. Source: county tax records.