770 Morris St SW · Hartselle, AL 35640

$165,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 176 Days on market

Built 1969 0.25 ac lot $140/sqft · 25% below area Est $192k · 14% 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 +18.1/30.0
• ARV discount +13.8/15.0
• DSCR +5.7/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

Key facts

• Close to schools
• Large eat-in kitchen
• Fenced-in backyard

Tags

• LARGE EAT-IN KITCHEN
• FENCED-IN BACKYARD
• ONE-CAR CARPORT
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $140k (15.1% below list).
• Recommended offer: $140k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.1% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

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.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,127 (15.1% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 0.85% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $191,726
• List price: $165,000
• Delta: -13.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Gemini Cir	0.07mi	3/1.0	1,100 (-6%)	3mo	$190,000	$173	83
756 SW Morris St SW	0.10mi	3/1.0	1,248 (+6%)	5mo	$159,900	$128	81
811 Sunshine St SW	0.16mi	3/2.0	1,200 (+2%)	6mo	$205,000	$171	80
717 SW Larkwood Cir SW	0.20mi	3/2.0	1,248 (+6%)	4mo	$230,000	$184	73
823 Nance Ford Rd	0.19mi	3/2.0	1,252 (+6%)	9mo	$199,000	$159	69
742 Williams St SW	0.46mi	3/2.0	1,127 (-4%)	3mo	$160,000	$142	66
915 SW Pattillo St	0.33mi	3/1.0	1,050 (-11%)	4mo	$190,000	$181	63
827 Nanceford Rd SW	0.21mi	3/2.0	1,305 (+11%)	7mo	$191,000	$146	62
204 Prospect Dr SW	0.60mi	3/1.0	1,273 (+8%)	2mo	$182,000	$143	56
1208 Barkley St SW	0.60mi	2/1.0 (-1)	1,137 (-3%)	8mo	$180,000	$158	54
500 Nelson St SW	0.56mi	2/1.0 (-1)	1,056 (-10%)	2mo	$178,000	$169	50
1751 Barkley Bridge Rd #1	0.39mi	3/2.0	1,351 (+15%)	7mo	$161,000	$119	47

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-17,681
• Equity at exit: $24,602

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,979
• Equity at exit: $14,266

Cash invested: $46,200 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 189
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $144

Break-even live

Break-even rent $1,220

Max offer price $165,000

Occupancy floor 85%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Larkwood Cir SW Hartselle, AL	3.0	2.0	1257	$1,400	$1.11	43d	1	0.15mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	14d	1	0.62mi
506 Hickory St SE Unit A Hartselle, AL	2.0	1.0	800	$1,150	$1.44	23d	1	1.39mi
506 Hickory St SE Unit B Hartselle, AL	3.0	2.0	1462	$1,400	$0.96	23d	1	1.39mi

Listing history 32 events

1. 2026-06-19
   days on market $165,000 Active 176 DOM
2. 2026-06-18
   days on market $165,000 Active 175 DOM
3. 2026-06-17
   days on market $165,000 Active 174 DOM
4. 2026-06-16
   days on market $165,000 Active 173 DOM
5. 2026-06-15
   days on market $165,000 Active 172 DOM
6. 2026-06-14
   statusdays on market $165,000 Active 170 DOM
7. 2026-06-12
   statusdays on market $165,000 Contingent 169 DOM
8. 2026-06-09
   days on market $165,000 Active 166 DOM
9. 2026-06-08
   days on market $165,000 Active 165 DOM
10. 2026-06-07
    days on market $165,000 Active 164 DOM
11. 2026-06-07
    days on market $165,000 Active 163 DOM
12. 2026-06-04
    days on market $165,000 Active 160 DOM
13. 2026-06-02
    days on market $165,000 Active 159 DOM
14. 2026-06-01
    days on market $165,000 Active 158 DOM
15. 2026-05-31
    days on market $165,000 Active 157 DOM
16. 2026-05-31
    days on market $165,000 Active 156 DOM
17. 2026-05-02
    price $165,000 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

18. 2026-03-10
    price $169,000 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

19. 2026-02-25
    price $171,000 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

20. 2026-02-12
    status Active 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

21. 2026-01-22
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

22. 2026-01-18
    price $173,000 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

23. 2025-12-16
    price $174,000 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

24. 2025-12-04
    listed $179,000 Active 494-char remark

    Show marketing remark (494 chars)

    Charming 3-bedroom, 1-bath home in the desirable Hartselle City Schools district. This well-kept property features a large eat-in kitchen with plenty of space for hosting and daily meals, a cozy living area, and comfortable bedrooms. Enjoy a fenced-in backyard perfect for pets, play, or gardening, plus a convenient one-car carport for covered parking. Located close to schools, shopping, and city conveniences, this home offers comfort, practicality, and a great location for everyday living.

25. 2022-05-04
    soldstatus $150,000
26. 2022-05-03
    soldstatus $150,000 Sold 204-char remark

    Show marketing remark (204 chars)

    Check out this cute as a button home located in the Hartselle city school district. This 3 bedroom ranch style house has been updated with new carpet, paint and fixtures. Call today for a private showing.

27. 2022-04-07
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Check out this cute as a button home located in the Hartselle city school district. This 3 bedroom ranch style house has been updated with new carpet, paint and fixtures. Call today for a private showing.

28. 2022-04-05
    listed $149,900 Active 204-char remark

    Show marketing remark (204 chars)

    Check out this cute as a button home located in the Hartselle city school district. This 3 bedroom ranch style house has been updated with new carpet, paint and fixtures. Call today for a private showing.

29. 2020-11-20
    soldstatus $112,000 Sold
30. 2020-11-20
    soldstatus $112,000
31. 2020-11-03
    status Pending
32. 2020-09-04
    listed $114,900 Active

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$323/yr (+$27/mo · 91.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $16,815
• − Mortgage interest: −$9,243
• − Property taxes: −$353
• − Insurance: −$825
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,800
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,986/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 26,976

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.12%
• Current HPI: 242.5778
• 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

+43.6% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $165,000 VMLS
• 2026-03-10 Price Changed $169,000 VMLS
• 2026-02-25 Price Changed $171,000 VMLS
• 2026-02-12 Relisted — VMLS
• 2026-01-22 Pending — VMLS
• 2026-01-18 Price Changed $173,000 VMLS
• 2025-12-16 Price Changed $174,000 VMLS
• 2025-12-04 Listed $179,000 VMLS
• 2022-05-04 Sold (Public Records) $150,000 Public Records
• 2022-05-03 Sold (MLS) $150,000 VMLS
• 2022-04-07 Pending — VMLS
• 2022-04-05 Listed $149,900 VMLS
• 2020-11-20 Sold (Public Records) $112,000 Public Records
• 2020-11-20 Sold (MLS) $112,000 VMLS
• 2020-11-03 Pending — VMLS
• 2020-09-04 Listed $114,900 VMLS

Property tax history

+6.1%/yr

Latest (2025): $353 · +15.6% YoY. Source: county tax records.