3740 Hulaco Rd · Baileyton, AL 35087

$144,900

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 58 Days on market

Built 1900 1.00 ac lot $121/sqft · 25% below area Est $194k · 25% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• 1% rule +7.4/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Super cute 3 bedroom 1 bath brick cottage style home situated on one acre with beautiful large shade trees, a barn with power and a storage bldg. The kitchen has plenty of cabinets, a gas range and a built in microwave. The dining room and Livingroom have hard wood floors, double hung insulated windows throughout. With a little TLC, this property would be outstanding. The home is conveniently located just 9 min to Arab and 40 min to Decatur or Huntsville. Selling as is.

Key facts

• Hard wood floors
• Large shade trees
• Storage building

Tags

• BRICK COTTAGE
• LARGE SHADE TREES
• BARN WITH POWER
• STORAGE BUILDING
• HARD WOOD FLOORS
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No homeowners association; Located in Hulaco Community

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Covered patio; Deck; Front porch; 1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#262 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Morgan County (rural): math 19% / reading 43% proficiency, ranked #61 of 129 in AL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Hill School (math 20% / reading 53%, grade F, #281 of 627 statewide, top 45%, 474 students, 68% FRL); Albert P Brewer High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 717 students, 59% FRL) — zoned schools average 63% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.7% local appreciation)).
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.24% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

• ARV (median comp): $194,465
• List price: $144,900
• Delta: -25.49%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

5.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.80×
• Total profit: $73,175
• Equity at exit: $88,085

10-year hold

• IRR: 26.3%
• Equity multiple: 5.66×
• Total profit: $189,170
• Equity at exit: $157,205

Cash invested: $40,572 (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 35087

• Home prices YoY: 2.5%
• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $537

Break-even live

Break-even rent $1,120

Max offer price $144,900

Occupancy floor 65%

Sensitivity live

Price	-10% $619	-5% $578	+0% $537	+5% $496	+10% $455
Rent	-10% $395	-5% $466	+0% $537	+5% $608	+10% $679
Rate	-1.0pp $610	-0.5pp $574	base $537	+0.5pp $500	+1.0pp $461

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Baileyton Rd Joppa, AL	3.0	2.0	1400	$1,800	$1.29	44d	1	0.45mi

Listing history 17 events

1. 2026-06-21
   days on market $144,900 Active 58 DOM
2. 2026-06-18
   days on market $144,900 Active 55 DOM
3. 2026-06-17
   days on market $144,900 Active 54 DOM
4. 2026-06-16
   days on market $144,900 Active 53 DOM
5. 2026-06-15
   days on market $144,900 Active 52 DOM
6. 2026-06-14
   days on market $144,900 Active 50 DOM
7. 2026-06-13
   days on market $144,900 Active 49 DOM
8. 2026-06-10
   days on market $144,900 Active 47 DOM
9. 2026-06-09
   days on market $144,900 Active 46 DOM
10. 2026-06-08
    days on market $144,900 Active 45 DOM
11. 2026-06-07
    days on market $144,900 Active 44 DOM
12. 2026-06-02
    days on market $144,900 Active 39 DOM
13. 2026-06-01
    days on market $144,900 Active 38 DOM
14. 2026-05-31
    days on market $144,900 Active 37 DOM
15. 2026-05-30
    days on market $144,900 Active 36 DOM
16. 2026-04-24
    listed $144,900 Active 431-char remark
17. 2026-04-23
    listed $144,900 Active 474-char remark

    Show marketing remark (474 chars)

    Super cute 3 bedroom 1 bath brick cottage style home situated on one acre with beautiful large shade trees, a barn with power and a storage bldg. The kitchen has plenty of cabinets, a gas range and a built in microwave. The dining room and Livingroom have hard wood floors, double hung insulated windows throughout. With a little TLC, this property would be outstanding. The home is conveniently located just 9 min to Arab and 40 min to Decatur or Huntsville. Selling as is.

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $776 · $65/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 4/10 Moderate 7 d/yr ≥104°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 0 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$8,117
• − Property taxes: −$776
• − Insurance: −$724
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,215
• Taxable income: $4,312
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $5,411/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: Morgan County
• NCES district ID: 0102480
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $47,362
• Composite: 26.68/100
• National rank: #7157
• State rank: #61 of 129 in AL

Livability — Baileyton

• Score: 61/100
• State rank: #262
• US rank: #18175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,338

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 1% Russian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 5.67%
• Current HPI: 229.1856
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $144,900 VMLS
• 2026-04-23 Listed $144,900 SAARMLS

Property tax history

+4.6%/yr

Latest (2025): $776 · +0.0% YoY. Source: county tax records.