35 Co Rd 1627 · Berlin, AL 35058

$99,999

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 36 Days on market

Built 1995 0.54 ac lot $100/sqft · 37% below area Est $159k · 37% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Looking for a lot in Cullman Co? This half acre lot includes a storm shelter and the back yard is secluded by trees giving you some privacy. Power and water have been ran to the property.

Key facts

• Spacious yard
• dining and schools
• 0.54 acres

Tags

• 0.54 ACRES
• SPACIOUS YARD
• PEACEFUL COUNTRY SETTING
• MINUTES FROM CULLMAN SHOPPING
• DINING AND SCHOOLS

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Mobile home (residential); Single-story entry
• Construction: Built on pillar/post/pier foundation; About 1,000 above-grade finished square feet
• Exterior features: Lot roughly 0.54 acres; Lot dimensions approximately 228 x 105

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 B — 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: Welti Elementary School (math 2% / reading 42%, grade F, #437 of 627 statewide, top 70%, 211 students, 54% FRL); Holly Pond High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 278 students, 58% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 21% at this address vs 34% district-wide (-13 pts) — the specific schools serving this property underperform the Cullman County average; the district grade overstates school quality for this exact location.
• Market conditions: 133 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.
• Current owner paid $20k; list at $100k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $159,200
• List price: $99,999
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,531
• Equity at exit: $14,910

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $32,859
• Equity at exit: $8,646

Cash invested: $28,000 (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 35058

• Home prices YoY: -17.5%
• Active inventory: 133
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $341

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $99,999 Active 36 DOM
2. 2026-06-18
   days on market $99,999 Active 35 DOM
3. 2026-06-17
   days on market $99,999 Active 34 DOM
4. 2026-06-16
   days on market $99,999 Active 33 DOM
5. 2026-06-15
   days on market $99,999 Active 32 DOM
6. 2026-06-14
   days on market $99,999 Active 30 DOM
7. 2026-06-12
   days on market $99,999 Active 29 DOM
8. 2026-06-09
   days on market $99,999 Active 26 DOM
9. 2026-06-08
   days on market $99,999 Active 25 DOM
10. 2026-06-07
    days on market $99,999 Active 24 DOM
11. 2026-06-05
    days on market $99,999 Active 21 DOM
12. 2026-06-03
    days on market $99,999 Active 20 DOM
13. 2026-06-02
    days on market $99,999 Active 19 DOM
14. 2026-06-01
    days on market $99,999 Active 18 DOM
15. 2026-05-31
    days on market $99,999 Active 17 DOM
16. 2026-05-30
    days on market $99,999 Active 16 DOM
17. 2026-05-12
    listed $99,999 Active 543-char remark
18. 2023-10-05
    soldstatus $20,000 Sold 187-char remark

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

19. 2023-10-05
    soldstatus $20,000 Closed

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

20. 2023-09-20
    status Pending 187-char remark

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

21. 2023-09-20
    status Pending

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

22. 2023-09-11
    listed $27,000 Active 187-char remark

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

23. 2023-09-11
    listed $27,000 Active

    Show marketing remark (202 chars)

    Looking for a lot in Cullman County? This property includes a storm shelter and trees provide privacy in the backyard. The mobile home is being sold as-is. Water and power have been run to the property.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,676
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,909
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,454/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

• Census place: Berlin, AL
• County: Cullman County · 47,767 people
• Metro: Cullman, AL
• Population (ZIP): 11,545
• Household income: $62,146
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 87.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1% Vietnamese 1%

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: ▼ -53.88%
• Current HPI: 254.3583
• 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

+270.4% since first listed

7 events — show timeline

• 2026-05-12 Listed $99,999 SAARMLS
• 2023-10-05 Sold (MLS) $20,000 SAARMLS
• 2023-10-05 Sold (MLS) $20,000 VMLS
• 2023-09-20 Pending — VMLS
• 2023-09-20 Pending — SAARMLS
• 2023-09-11 Listed $27,000 SAARMLS
• 2023-09-11 Listed $27,000 VMLS

Property tax history

+8.1%/yr

Latest (2025): $148 · -20.7% YoY. Source: county tax records.