6540 Co Rd 747 · Berlin, AL 35083

$159,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 44 Days on market

Built 2000 0.92 ac lot $125/sqft · 45% below area Est $190k · 16% under ↓ 3% since listing

---

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 +17.5/30.0
• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming, move-in-ready home—perfect for first-time buyers or anyone looking to enjoy peaceful country living!This great starter home has been thoughtfully updated with brand new windows, siding, appliances, and countertops, giving you modern comfort with a fresh, clean feel throughout. Step inside to find a cozy and inviting layout that’s easy to maintain and ideal for everyday living. The updated kitchen features new countertops and appliances, making meal prep a breeze, while the new windows bring in plenty of natural light. Outside, you’ll love the quiet country setting—offering space to relax, unwind, and enjoy the beauty of nature, all while sti

Key facts

• New siding
• New appliances
• Updated kitchen

Tags

• NEW WINDOWS
• NEW SIDING
• NEW APPLIANCES
• NEW COUNTERTOPS
• UPDATED KITCHEN
• QUIET COUNTRY SETTING

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Septic tank
• Home design: Single-family residential
• Construction: Above-grade finished area of 840
• Exterior features: Gravel parking area; Lot is approximately 0.92 acres; Zoned R1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $141k (12.0% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 C — 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: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,670 (12.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $190,089
• List price: $159,900
• Delta: -15.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Co Rd 738	0.06mi	3/2.0 (+1)	1,097 (-14%)	22mo	$192,700	$176	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.12×
• Total profit: $94,854
• Equity at exit: $144,051

10-year hold

• IRR: 23.3%
• Equity multiple: 7.10×
• Total profit: $273,081
• Equity at exit: $310,651

Cash invested: $44,772 (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 35083

• Home prices YoY: 8.9%
• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $123

Break-even live

Break-even rent $1,251

Max offer price $159,900

Occupancy floor 86%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 County Road 1702 Unit 1702 Cullman, AL	3.0	2.5	1503	$1,346	$0.90	43d	1	0.59mi
110 County Road 1702 Cullman, AL	3.0	2.0	1801	$1,491	$0.83	43d	1	0.69mi

Listing history 17 events

1. 2026-06-19
   days on market $159,900 Active 44 DOM
2. 2026-06-18
   days on market $159,900 Active 43 DOM
3. 2026-06-17
   days on market $159,900 Active 42 DOM
4. 2026-06-16
   days on market $159,900 Active 41 DOM
5. 2026-06-16
   statusdays on marketlisting id $159,900 Active 40 DOM
6. 2026-06-09
   statusdays on market $159,900 Pending 66 DOM
7. 2026-06-08
   days on market $159,900 Active 65 DOM
8. 2026-06-07
   days on market $159,900 Active 64 DOM
9. 2026-06-05
   days on market $159,900 Active 61 DOM
10. 2026-06-03
    days on market $159,900 Active 60 DOM
11. 2026-06-02
    days on market $159,900 Active 59 DOM
12. 2026-06-01
    days on market $159,900 Active 58 DOM
13. 2026-05-31
    days on market $159,900 Active 57 DOM
14. 2026-05-30
    days on market $159,900 Active 56 DOM
15. 2026-05-01
    price $159,900 908-char remark
16. 2026-04-03
    listed $164,900 Active 908-char remark
17. 2025-09-03
    soldstatus $165,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,000 · $83/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $16,880
• − Mortgage interest: −$8,957
• − Property taxes: −$1,000
• − Insurance: −$800
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,652
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,768/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

• Population (ZIP): 4,276

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 21.05%
• Current HPI: 258.1263
• 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

-3.1% since first listed

2 events — show timeline

• 2026-05-06 Listed $159,900 SAARMLS
• 2025-09-03 Sold (Public Records) $165,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,000 · +6.9% YoY. Source: county tax records.