3679 Hulaco Rd · Baileyton, AL 35087

$225,000

3 bd · 2.0 ba · 899 sqft · SingleFamily public records · 226 Days on market

Built 1968 1.00 ac lot $250/sqft · 70% above area Est $230k · at est.

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Why this score? — see what drove the D- 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).

• ARV discount +8.5/15.0
• Appreciation +7.8/10.0
• Cash flow +7.0/30.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

THIS CUTE 3 BEDROOM, 2 BATH HOME IS CENTRALY LOCATED IN HULACO ACROSS FROM DOLLAR GENERAL, CLOSE TO DECATUR, 5 MINUETS FROM ARAB AND 45 MIN TO HUNTSVILLE. HOME FEATURES A NEW 10X60 COVERED AND SCREENED BACK PORCH, DOUBLE PANE WINDOWS, A HANDICAPPED SUITE, NEW CABINETS, DISHWASHER, SOME NEW FLOORING, NEW ROOF, HUGE YARD BIG ENOUGH FOR A GARDEN! LOTS OF NEW TREES, SHURBS AND FLOWERS. CHIP SEALED DRIVEWAY 2 YEARS OLD AND LOTS OF STORAGE.

Key facts

• Huge yard
• Lots of storage
• New cabinets

Tags

• NEW CABINETS
• NEW ROOF
• HUGE YARD
• CHIP SEALED DRIVEWAY
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (30.8% below list).
• Recommended offer: $156k (30.8% below list) — sets the bar for 1% rule.

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; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $13k 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.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $155,616 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 12.0

CMA / ARV

• ARV (median comp): $230,000
• List price: $225,000
• Delta: -2.17%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.63×
• Total profit: $39,864
• Equity at exit: $136,777

10-year hold

• IRR: 10.9%
• Equity multiple: 3.14×
• Total profit: $134,787
• Equity at exit: $244,108

Cash invested: $63,000 (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 35087

• Home prices YoY: 2.5%
• Active inventory: 9
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-326

Break-even live

Break-even rent $1,968

Max offer price $177,891

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-248	+0% $-326	+5% $-403	+10% $-481
Rent	-10% $-448	-5% $-387	+0% $-326	+5% $-264	+10% $-203
Rate	-1.0pp $-212	-0.5pp $-268	base $-326	+0.5pp $-384	+1.0pp $-443

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $225,000 Active 226 DOM
2. 2026-06-18
   days on market $225,000 Active 223 DOM
3. 2026-06-17
   days on market $225,000 Active 222 DOM
4. 2026-06-16
   days on market $225,000 Active 221 DOM
5. 2026-06-15
   days on market $225,000 Active 220 DOM
6. 2026-06-14
   days on market $225,000 Active 218 DOM
7. 2026-06-13
   days on market $225,000 Active 217 DOM
8. 2026-06-10
   days on market $225,000 Active 215 DOM
9. 2026-06-09
   days on market $225,000 Active 214 DOM
10. 2026-06-08
    days on market $225,000 Active 213 DOM
11. 2026-06-07
    days on market $225,000 Active 212 DOM
12. 2026-06-02
    days on market $225,000 Active 207 DOM
13. 2026-06-01
    days on market $225,000 Active 206 DOM
14. 2026-05-31
    days on market $225,000 Active 205 DOM
15. 2026-05-30
    days on market $225,000 Active 204 DOM
16. 2026-03-02
    price $225,000 438-char remark

    Show marketing remark (438 chars)

    THIS CUTE 3 BEDROOM, 2 BATH HOME IS CENTRALY LOCATED IN HULACO ACROSS FROM DOLLAR GENERAL, CLOSE TO DECATUR, 5 MINUETS FROM ARAB AND 45 MIN TO HUNTSVILLE. HOME FEATURES A NEW 10X60 COVERED AND SCREENED BACK PORCH, DOUBLE PANE WINDOWS, A HANDICAPPED SUITE, NEW CABINETS, DISHWASHER, SOME NEW FLOORING, NEW ROOF, HUGE YARD BIG ENOUGH FOR A GARDEN! LOTS OF NEW TREES, SHURBS AND FLOWERS. CHIP SEALED DRIVEWAY 2 YEARS OLD AND LOTS OF STORAGE.

17. 2025-11-06
    listed $239,000 Active 438-char remark

    Show marketing remark (438 chars)

    THIS CUTE 3 BEDROOM, 2 BATH HOME IS CENTRALY LOCATED IN HULACO ACROSS FROM DOLLAR GENERAL, CLOSE TO DECATUR, 5 MINUETS FROM ARAB AND 45 MIN TO HUNTSVILLE. HOME FEATURES A NEW 10X60 COVERED AND SCREENED BACK PORCH, DOUBLE PANE WINDOWS, A HANDICAPPED SUITE, NEW CABINETS, DISHWASHER, SOME NEW FLOORING, NEW ROOF, HUGE YARD BIG ENOUGH FOR A GARDEN! LOTS OF NEW TREES, SHURBS AND FLOWERS. CHIP SEALED DRIVEWAY 2 YEARS OLD AND LOTS OF STORAGE.

18. 2020-12-17
    soldstatus $99,900
19. 2020-12-14
    soldstatus $99,900 Sold 120-char remark

    Show marketing remark (120 chars)

    Cute home located in the heart of Hulaco. Fenced in yard for your four legged friends. Conveniently located. A must see.

20. 2020-12-03
    listed $99,900 120-char remark

    Show marketing remark (120 chars)

    Cute home located in the heart of Hulaco. Fenced in yard for your four legged friends. Conveniently located. A must see.

21. 2015-07-15
    soldstatus $55,000
22. 2015-03-17
    listed $55,000

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $18,674
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$6,545
• Taxable loss: −$7,963
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $-1,996/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

+309.1% since first listed

7 events — show timeline

• 2026-03-02 Price Changed $225,000 SAARMLS
• 2025-11-06 Listed $239,000 SAARMLS
• 2020-12-17 Sold (Public Records) $99,900 Public Records
• 2020-12-14 Sold (MLS) $99,900 VMLS
• 2020-12-03 Listed $99,900 VMLS
• 2015-07-15 Sold (MLS) $55,000 VMLS
• 2015-03-17 Listed $55,000 VMLS

Property tax history

+10.5%/yr

Latest (2025): $344 · +165.1% YoY. Source: county tax records.