320 Co Rd 150 · Waterloo, AL 35677

$89,950

2 bd · 1.5 ba · 1,024 sqft · SingleFamily · 88 Days on market

Built 2026 Fair condition 0.75 ac lot $88/sqft · 5% above area Est $85k · 5% over

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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
• Appreciation +8.2/10.0
• ARV discount +5.1/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

WATERLOO COTTAGE, BOAT RAMP, AND PARK 1/4 MILE. 2 BEDROOM, HOME WITH 1 1/2 BATHS, LARGE LIVING ROOM, LARGE KITCHEN, FRONT PORCH AND A SIDE AND REAR PORCH. UPSTAIRS IS UNFINISHED, COULD BE ANOTHER BEDROOM OR OFFICE

Key facts

• Waterloo cottage
• Boat ramp
• Park

Tags

• WATERLOO COTTAGE
• BOAT RAMP
• PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#277 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $6k appreciation (6.5% local appreciation)).
• At projected returns (6.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,553 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $85,455
• List price: $89,950
• Delta: 5.26%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.03×
• Total profit: $51,245
• Equity at exit: $59,332

10-year hold

• IRR: 28.0%
• Equity multiple: 6.26×
• Total profit: $132,432
• Equity at exit: $110,087

Cash invested: $25,186 (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 35677

• Home prices YoY: 3.9%
• Active inventory: 22
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,349/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $355

Break-even live

Break-even rent $787

Max offer price $89,950

Occupancy floor 66%

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,950 Active 88 DOM
2. 2026-06-18
   days on market $89,950 Active 87 DOM
3. 2026-06-17
   days on market $89,950 Active 86 DOM
4. 2026-06-16
   days on market $89,950 Active 85 DOM
5. 2026-06-15
   days on market $89,950 Active 84 DOM
6. 2026-06-14
   days on market $89,950 Active 82 DOM
7. 2026-06-13
   days on market $89,950 Active 81 DOM
8. 2026-06-10
   days on market $89,950 Active 79 DOM
9. 2026-06-09
   days on market $89,950 Active 78 DOM
10. 2026-06-08
    days on market $89,950 Active 77 DOM
11. 2026-06-07
    days on market $89,950 Active 76 DOM
12. 2026-06-05
    days on market $89,950 Active 73 DOM
13. 2026-06-03
    days on market $89,950 Active 72 DOM
14. 2026-06-02
    days on market $89,950 Active 71 DOM
15. 2026-06-01
    days on market $89,950 Active 70 DOM
16. 2026-05-31
    days on market $89,950 Active 69 DOM
17. 2026-05-30
    days on market $89,950 Active 68 DOM
18. 2026-03-21
    listed $89,950 Active 213-char remark

    Show marketing remark (213 chars)

    WATERLOO COTTAGE, BOAT RAMP, AND PARK 1/4 MILE. 2 BEDROOM, HOME WITH 1 1/2 BATHS, LARGE LIVING ROOM, LARGE KITCHEN, FRONT PORCH AND A SIDE AND REAR PORCH. UPSTAIRS IS UNFINISHED, COULD BE ANOTHER BEDROOM OR OFFICE

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,841
• − Mortgage interest: −$5,039
• − Property taxes: −$1,349
• − Insurance: −$450
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,617
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,542/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires significant updates to its interior and exterior to improve its condition and value. The most impactful updates would be to paint the interior walls, replace the flooring, and update the kitchen. These changes would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and in need of replacement.
• Major Bathroom walls — Unfinished and in poor condition.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Painted in dark colors, which may not be appealing to potential buyers.

Value-add opportunities

• Both Paint interior walls in neutral colors — Neutral colors can make the home more appealing to a wider range of buyers and renters.
• Both Replace worn flooring — New flooring will improve the home's appearance and increase its value.
• Both Update kitchen cabinets and countertops — Modernizing the kitchen will make it more attractive to buyers and renters.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly increase the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and in need of replacement.	Major	$15,000–50,000
Bathroom walls · Unfinished and in poor condition.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Painted in dark colors, which may not be appealing to potential buyers.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls in neutral colors — Neutral colors can make the home more appealing to a wider range of buyers and renters. ↑
• Both Replace worn flooring — New flooring will improve the home's appearance and increase its value. ↑
• Both Update kitchen cabinets and countertops — Modernizing the kitchen will make it more attractive to buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly increase the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 of 129 in AL

Livability — Waterloo

• Score: 61/100
• State rank: #277
• US rank: #18440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,874

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 5% Serbian 4% Iranian 2%
• Foreign-born: 0% · Vietnam

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.49%
• Current HPI: 173.8023
• 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

1 event — show timeline

• 2026-03-21 Listed $89,950 SAARMLS