405 Burch St · Hartselle, AL 35640

$120,000

2 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 109 Days on market

Built 1948 0.30 ac lot $112/sqft · 35% below area Est $171k · 30% under

---

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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

Key facts

• Fenced backyard
• Large storage shed
• 0.3 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE STORAGE SHED
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $115k (4.0% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 of loan paydown is wiped out by about $4k 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 109 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1948 — 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: 0.96% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (median comp): $170,827
• List price: $120,000
• Delta: -29.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Sparkman St NW	0.14mi	3/1.0 (+1)	1,133 (+6%)	4mo	$162,000	$143	76
1620 Peach Orchard Rd NW	0.35mi	3/1.0 (+1)	1,088 (+1%)	9mo	$192,000	$176	69
501 Carol St	0.10mi	3/2.0 (+1)	1,169 (+9%)	10mo	$205,000	$175	63
929 Rhodes St NW	0.60mi	2/1.0	1,057 (-2%)	11mo	$159,000	$150	60
1839 Peach Orchard Rd NW	0.61mi	3/2.0 (+1)	1,056 (-2%)	3mo	$195,031	$185	58
606 Morrow St NE	0.71mi	3/1.0 (+1)	1,050 (-2%)	4mo	$155,000	$148	55
1111 NW Sparkman St	0.23mi	3/2.0 (+1)	1,140 (+6%)	22mo	$194,900	$171	52
1017 NE Bethel St	0.73mi	3/2.0 (+1)	1,150 (+7%)	16mo	$165,000	$143	32

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,163
• Equity at exit: $17,892

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $11,565
• Equity at exit: $10,375

Cash invested: $33,600 (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: 193
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$629
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $210

Break-even live

Break-even rent $887

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $277	-5% $243	+0% $210	+5% $176	+10% $-2
Rent	-10% $119	-5% $164	+0% $210	+5% $255	+10% $301
Rate	-1.0pp $270	-0.5pp $240	base $210	+0.5pp $178	+1.0pp $147

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Midway St NW Hartselle, AL	2.0	2.0	943	$1,124	$1.19	44d	1	0.39mi
706 Midway St NW Hartselle, AL	1.0	1.0	760	$965	$1.27	44d	1	0.40mi
506 Hickory St SE Unit A Hartselle, AL	2.0	1.0	800	$1,150	$1.44	24d	1	1.08mi
506 Hickory St SE Unit B Hartselle, AL	3.0	2.0	1462	$1,400	$0.96	24d	1	1.08mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	15d	1	1.14mi

Listing history 6 events

1. 2026-05-19
   price $120,000 421-char remark

   Show marketing remark (421 chars)

   Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

2. 2026-05-14
   status Active 421-char remark

   Show marketing remark (421 chars)

   Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

3. 2026-04-19
   status Pending 421-char remark

   Show marketing remark (421 chars)

   Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

4. 2026-03-07
   price $130,000 421-char remark

   Show marketing remark (421 chars)

   Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

5. 2026-01-14
   listed $140,000 Active 421-char remark

   Show marketing remark (421 chars)

   Excellent opportunity for investors or someone looking for a fixer upper. Cute 2 BR, 1 bath home off Sparkman Street in Hartselle. Minutes from downtown and shopping. Original hardwood floors. With a little TLC, this property would make a cozy home. Comes with a large storage shed, complete with misc. stuff! Fenced backyard. House moved from its original location to its current location back in the 1960's. Sold as is.

6. 2019-06-19
   soldstatus $60,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$237/yr (+$20/mo · 92.7%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,824
• − Mortgage interest: −$6,722
• − Property taxes: −$255
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable income: $544
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,384/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

+100.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $120,000 VMLS
• 2026-05-14 Relisted — VMLS
• 2026-04-19 Pending — VMLS
• 2026-03-07 Price Changed $130,000 VMLS
• 2026-01-14 Listed $140,000 VMLS
• 2019-06-19 Sold (Public Records) $60,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $255 · +33.3% YoY. Source: county tax records.