499 East Ave Ave · Berry, AL 35546

$100,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 66 Days on market

Built 1955 0.51 ac lot $96/sqft · 6% above area Est $94k · 6% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• Appreciation +5.8/10.0
• 1% rule +5.6/10.0
• ARV discount +4.6/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

Key facts

• Half-acre lot
• Partially fenced
• Updated home

Tags

• UPDATED HOME
• HALF-ACRE LOT
• PARTIALLY FENCED
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#115 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Fayette County (rural): math 17% / reading 44% proficiency, ranked #71 of 129 in AL (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.7% local appreciation)).
• Fayette County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $94,000
• List price: $100,000
• Delta: 6.38%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
499 East Ave Ave	0.00mi	3/1.0	1,040 (0%)	0mo	$94,000	$90	100
62 Cannon Ave	0.31mi	2/1.0 (-1)	1,187 (+14%)	9mo	$145,000	$122	50
170 Armory Ave	0.57mi	3/2.0	1,152 (+11%)	13mo	$50,000	$43	40
339 Bowen Street St	0.73mi	2/1.0 (-1)	1,080 (+4%)	24mo	$60,000	$56	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.71×
• Total profit: $19,841
• Equity at exit: $37,798

10-year hold

• IRR: 16.3%
• Equity multiple: 3.11×
• Total profit: $59,026
• Equity at exit: $53,194

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 35546

• Home prices YoY: 0.9%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $229

Break-even live

Break-even rent $766

Max offer price $100,000

Occupancy floor 73%

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 17 events

1. 2026-05-04
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

2. 2026-04-14
   price $100,000 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

3. 2026-04-04
   status Active 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

4. 2026-03-13
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

5. 2026-03-07
   price $110,000 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

6. 2026-02-05
   listed $115,000 Active 549-char remark

   Show marketing remark (549 chars)

   Charming and move-in ready, this updated 3-bedroom, 1-bath home in Berry, AL is located just seconds from town and offers the perfect blend of convenience and value. Sitting on a half-acre lot that’s partially fenced, this property features updates throughout and plenty of outdoor space to enjoy. Whether you’re looking for a great starter home or a smart investment opportunity, this one checks all the boxes—especially with new coal mines coming in just minutes away, adding strong potential for future growth and rental demand.

7. 2024-10-25
   price $99,900
8. 2024-09-20
   listed $112,000 Active
9. 2023-04-29
   price $90,000
10. 2023-04-12
    status Active
11. 2023-04-05
    historical Active Under Contract
12. 2023-03-28
    listed $95,000 Active
13. 2022-04-22
    soldstatus $69,500
14. 2022-04-21
    soldstatus $69,500
15. 2022-03-07
    listed $69,900
16. 2021-03-22
    listed $59,900
17. 2015-11-24
    soldstatus $35,000

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $472 · $39/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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,671
• − Mortgage interest: −$5,602
• − Property taxes: −$472
• − Insurance: −$500
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,909
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,466/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: Fayette County
• NCES district ID: 0101470
• Math proficiency: 17% ▼ -25.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $34,767
• Composite: 25.06/100
• National rank: #7540
• State rank: #71 of 129 in AL

Livability — Berry

• Score: 65/100
• State rank: #115
• US rank: #12491

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berry, AL
• Population (ZIP): 4,157

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 15,631 people
• By 2030: 14,975 · -4.2%
• By 2040: 13,604 · -13.0%
• By 2050: 12,302 · -21.3%
• By 2075: 9,599 · -38.6%
• By 2100: 7,282 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+72.0) · D 13.7% · R 85.7%
• 2008→2024 swing: -23.1pp toward R · 2008: -48.9pp · 2024: -72.0pp
• All cycles: 2024: R+72.0 2020: R+67.4 2016: R+65.2 2012: R+53.5 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.69%
• Current HPI: 184.6748
• 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

+185.7% since first listed

17 events — show timeline

• 2026-05-04 Pending — WAMLS
• 2026-04-14 Price Changed $100,000 WAMLS
• 2026-04-04 Relisted — WAMLS
• 2026-03-13 Pending — WAMLS
• 2026-03-07 Price Changed $110,000 WAMLS
• 2026-02-05 Listed $115,000 WAMLS
• 2024-10-25 Price Changed $99,900 WAMLS
• 2024-09-20 Listed $112,000 WAMLS
• 2023-04-29 Price Changed $90,000 Walker County Area MLS
• 2023-04-12 Relisted — Walker County Area MLS
• 2023-04-05 Contingent — Walker County Area MLS
• 2023-03-28 Listed $95,000 Walker County Area MLS
• 2022-04-22 Sold (Public Records) $69,500 Public Records
• 2022-04-21 Sold (MLS) $69,500 WAMLS
• 2022-03-07 Listed $69,900 WAMLS
• 2021-03-22 Listed $59,900 WAMLS
• 2015-11-24 Sold (Public Records) $35,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $472 · +0.0% YoY. Source: county tax records.