56 County Road 1643 · Berlin, AL 35058

$69,900

3 bd · 1.0 ba · 2,001 sqft · SingleFamily public records · 97 Days on market

Built 1900 1.40 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3-bedroom 2 Bath Remodeled home sitting on 1.4 acres. Nestled in a quiet country setting with a beautiful deck overlooking the property.

Key facts

• 1.4 acre lot
• Built 1900
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: 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: 133 active listings in the ZIP; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $160k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1900 — 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: 2.38% ✓
• Cap rate: 20.48%
• Cash-on-cash: 50.67%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.5%
• Equity multiple: 3.11×
• Total profit: $41,339
• Equity at exit: $10,422

10-year hold

• IRR: 54.1%
• Equity multiple: 6.31×
• Total profit: $103,892
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $826

Break-even live

Break-even rent $619

Max offer price $69,900

Occupancy floor 45%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2024-06-13
   soldstatus $239,900
2. 2024-06-12
   soldstatus $239,900 Closed 136-char remark

   Show marketing remark (136 chars)

   3-bedroom 2 Bath Remodeled home sitting on 1.4 acres. Nestled in a quiet country setting with a beautiful deck overlooking the property.

3. 2024-05-23
   status Pending 136-char remark

   Show marketing remark (136 chars)

   3-bedroom 2 Bath Remodeled home sitting on 1.4 acres. Nestled in a quiet country setting with a beautiful deck overlooking the property.

4. 2024-02-08
   historical Active Under Contract 136-char remark

   Show marketing remark (136 chars)

   3-bedroom 2 Bath Remodeled home sitting on 1.4 acres. Nestled in a quiet country setting with a beautiful deck overlooking the property.

5. 2024-02-03
   listed $229,900 Active 136-char remark

   Show marketing remark (136 chars)

   3-bedroom 2 Bath Remodeled home sitting on 1.4 acres. Nestled in a quiet country setting with a beautiful deck overlooking the property.

6. 2023-10-06
   soldstatus $58,000
7. 2023-09-25
   status Pending
8. 2023-09-21
   price $69,900
9. 2023-08-22
   price $89,900
10. 2023-07-13
    price $99,899
11. 2023-06-20
    listed $99,900 Active
12. 2021-08-05
    soldstatus $84,500
13. 2019-09-05
    listed $49,900
14. 2016-09-30
    soldstatus $19,500
15. 2016-07-22
    listed $24,900

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $19,978
• − Mortgage interest: −$3,915
• − Property taxes: −$1,117
• − Insurance: −$350
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,033
• Taxable income: $9,366
• Est. tax owed @ 24.0%: −$2,248
• After-tax cash flow: $7,670/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): 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

+863.5% since first listed

15 events — show timeline

• 2024-06-13 Sold (Public Records) $239,900 Public Records
• 2024-06-12 Sold (MLS) $239,900 Walker County Area MLS
• 2024-05-23 Pending — Walker County Area MLS
• 2024-02-08 Contingent — Walker County Area MLS
• 2024-02-03 Listed $229,900 Walker County Area MLS
• 2023-10-06 Sold (Public Records) $58,000 Public Records
• 2023-09-25 Pending — Greater Alabama MLS
• 2023-09-21 Price Changed $69,900 Greater Alabama MLS
• 2023-08-22 Price Changed $89,900 Greater Alabama MLS
• 2023-07-13 Price Changed $99,899 Greater Alabama MLS
• 2023-06-20 Listed $99,900 Greater Alabama MLS
• 2021-08-05 Sold (Public Records) $84,500 Public Records
• 2019-09-05 Listed $49,900 SAARMLS
• 2016-09-30 Sold (MLS) $19,500 Greater Alabama MLS
• 2016-07-22 Listed $24,900 Greater Alabama MLS

Property tax history

+19.2%/yr

Latest (2025): $1,117 · +91.6% YoY. Source: county tax records.