90 Co Rd 67 · Berry, AL 35542

$35,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 102 Days on market

Built 1950 0.50 ac lot $26/sqft · 41% below area Est $60k · 41% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer-upper with 6.. .7 energy! This 3-bedroom, 2-bath home sits on approximately half an acre and is ready for a full renovation. This property offers a great opportunity for investors, flippers, or buyers looking to customize a home from the ground up. The lot includes a detached shed/workshop with a roll-up door—ideal for storage, tools, or a hobby space. With plenty of room to reimagine the interior and outdoor space, this property has the bones to become something special. Bring your vision and creativity—this one is being sold as-is and is priced with renovation in mind. Bring vision. Bring a hammer. Bring an offer.

Key facts

• Full renovation
• Roll-up door
• Workshop

Tags

• DETACHED SHED
• WORKSHOP
• ROLL-UP DOOR
• FULL RENOVATION
• FIXER-UPPER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#115 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Fayette County (rural): math 17% / reading 44% proficiency, ranked #71 of 129 in AL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Fayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $24k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.14% ✓
• Cap rate: 28.67%
• Cash-on-cash: 79.94%
• DSCR: 4.56
• GRM: 2.7

CMA / ARV

• ARV (median comp): $59,554
• List price: $35,000
• Delta: -41.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Co Rd 67	0.00mi	3/2.0	1,366 (0%)	1mo	$32,000	$23	99

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: 76.4%
• Equity multiple: 5.25×
• Total profit: $41,602
• Equity at exit: $15,738

10-year hold

• IRR: 76.0%
• Equity multiple: 10.78×
• Total profit: $95,823
• Equity at exit: $24,253

Cash invested: $9,800 (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 35542

• Active inventory: 14
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $200/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $586

Break-even live

Break-even rent $356

Max offer price $35,000

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending 642-char remark

   Show marketing remark (642 chars)

   Fixer-upper with 6.. .7 energy! This 3-bedroom, 2-bath home sits on approximately half an acre and is ready for a full renovation. This property offers a great opportunity for investors, flippers, or buyers looking to customize a home from the ground up. The lot includes a detached shed/workshop with a roll-up door—ideal for storage, tools, or a hobby space. With plenty of room to reimagine the interior and outdoor space, this property has the bones to become something special. Bring your vision and creativity—this one is being sold as-is and is priced with renovation in mind. Bring vision. Bring a hammer. Bring an offer.

2. 2026-04-30
   status Active 642-char remark

   Show marketing remark (642 chars)

   Fixer-upper with 6.. .7 energy! This 3-bedroom, 2-bath home sits on approximately half an acre and is ready for a full renovation. This property offers a great opportunity for investors, flippers, or buyers looking to customize a home from the ground up. The lot includes a detached shed/workshop with a roll-up door—ideal for storage, tools, or a hobby space. With plenty of room to reimagine the interior and outdoor space, this property has the bones to become something special. Bring your vision and creativity—this one is being sold as-is and is priced with renovation in mind. Bring vision. Bring a hammer. Bring an offer.

3. 2026-04-30
   price $35,000 642-char remark

   Show marketing remark (642 chars)

   Fixer-upper with 6.. .7 energy! This 3-bedroom, 2-bath home sits on approximately half an acre and is ready for a full renovation. This property offers a great opportunity for investors, flippers, or buyers looking to customize a home from the ground up. The lot includes a detached shed/workshop with a roll-up door—ideal for storage, tools, or a hobby space. With plenty of room to reimagine the interior and outdoor space, this property has the bones to become something special. Bring your vision and creativity—this one is being sold as-is and is priced with renovation in mind. Bring vision. Bring a hammer. Bring an offer.

4. 2026-01-28
   listed $59,000 Active 642-char remark

   Show marketing remark (642 chars)

   Fixer-upper with 6.. .7 energy! This 3-bedroom, 2-bath home sits on approximately half an acre and is ready for a full renovation. This property offers a great opportunity for investors, flippers, or buyers looking to customize a home from the ground up. The lot includes a detached shed/workshop with a roll-up door—ideal for storage, tools, or a hobby space. With plenty of room to reimagine the interior and outdoor space, this property has the bones to become something special. Bring your vision and creativity—this one is being sold as-is and is priced with renovation in mind. Bring vision. Bring a hammer. Bring an offer.

5. 2021-07-30
   soldstatus $75,000
6. 2021-07-22
   soldstatus $75,000 457-char remark

   Show marketing remark (457 chars)

   Excellent starter home located just minutes from Bays Lake! This 3BR/2Bath home has been newly renovated to include new flooring throughout, paint, HVAC, and a new roof! Both bathrooms have also been completely remodeled. This property features a bonus room that could easily be converted to a 4th bedroom. Property also includes a 26x19 workshop on a concrete slab along with roll up door and a storm cellar. Seller is offering $1500 appliance allowance.

7. 2021-04-20
   listed $89,900 457-char remark

   Show marketing remark (457 chars)

   Excellent starter home located just minutes from Bays Lake! This 3BR/2Bath home has been newly renovated to include new flooring throughout, paint, HVAC, and a new roof! Both bathrooms have also been completely remodeled. This property features a bonus room that could easily be converted to a 4th bedroom. Property also includes a 26x19 workshop on a concrete slab along with roll up door and a storm cellar. Seller is offering $1500 appliance allowance.

ⓘ 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: $200 · $17/mo
• Projected year-2 tax: $200 · $17/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,179
• − Mortgage interest: −$1,961
• − Property taxes: −$200
• − Insurance: −$972
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,018
• Taxable income: $6,919
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $5,376/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: Fayette County
• NCES district ID: 0101470
• Math proficiency: 17% ▼ -25.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $34,767
• Composite: 25.06/100
• National rank: #7540
• State rank: #71 of 129 in AL

Livability — Berry

• Score: 65/100
• State rank: #115
• US rank: #12491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,027

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 15,631 people
• By 2030: 14,975 · -4.2%
• By 2040: 13,604 · -13.0%
• By 2050: 12,302 · -21.3%
• By 2075: 9,599 · -38.6%
• By 2100: 7,282 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4%
• Common ancestry: Italian 3% Portuguese 1% Lithuanian 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+72.0) · D 13.7% · R 85.7%
• 2008→2024 swing: -23.1pp toward R · 2008: -48.9pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+67.4 2016: R+65.2 2012: R+53.5 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-61.1% since first listed

7 events — show timeline

• 2026-05-14 Pending — WAMLS
• 2026-04-30 Relisted — WAMLS
• 2026-04-30 Price Changed $35,000 WAMLS
• 2026-01-28 Listed $59,000 WAMLS
• 2021-07-30 Sold (Public Records) $75,000 Public Records
• 2021-07-22 Sold (MLS) $75,000 WAMLS
• 2021-04-20 Listed $89,900 WAMLS

Property tax history

-0.8%/yr

Latest (2025): $200 · +0.0% YoY. Source: county tax records.