310 Co Rd 1700 · Berlin, AL 35058

$229,900

4 bd · 1.5 ba · 1,908 sqft · SingleFamily public records · 93 Days on market

Built 2024 5,227 sqft lot $120/sqft · 20% below area Est $287k · 20% under

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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 +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! This stunning 4-bedroom, 2.5-bath residence combines elegance with everyday convenience. The open-concept main floor features durable luxury vinyl plank flooring throughout, anchored by an inviting kitchen with granite countertops. A versatile bonus room offers the perfect flex space for a home office or den. Upstairs, enjoy comfortable carpeted bedrooms, including a relaxing master suite, plus a separate, functional laundry room. The 2-car garage provides extra storage, all topped off with a spacious backyard, perfect for entertaining. Ideally located just minutes from the City of Cullman and I-65, this home offers easy commuting and easy living. Seller will pay $2000.00 towards buyer's closing costs.

Key facts

• Inviting kitchen
• Spacious backyard
• Granite countertops

Tags

• OPEN-CONCEPT MAIN FLOOR
• INVITING KITCHEN
• GRANITE COUNTERTOPS
• VERSATILE BONUS ROOM
• FUNCTIONAL LAUNDRY ROOM
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $48 ($581/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 $176k (23.5% below list).
• Recommended offer: $176k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 D — 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.
• Market conditions: 133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($209k) 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.
• Current owner paid $180k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $175,981 (23.5% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

• ARV (median comp): $286,742
• List price: $229,900
• Delta: -19.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 County Road 1701	0.10mi	4/2.5	1,721 (-10%)	4mo	$193,500	$112	72
70 Co Rd 692	0.74mi	4/2.0	1,784 (-6%)	23mo	$272,500	$153	33

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-34,294
• Equity at exit: $34,279

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-26,400
• Equity at exit: $19,878

Cash invested: $64,372 (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 35058

• Home prices YoY: -17.5%
• Active inventory: 133
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $48

Break-even live

Break-even rent $1,699

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $179	-5% $114	+0% $48	+5% $-17	+10% $-357
Rent	-10% $-91	-5% $-21	+0% $48	+5% $118	+10% $187
Rate	-1.0pp $164	-0.5pp $107	base $48	+0.5pp $-11	+1.0pp $-72

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 County Road 1702 Cullman, AL	4.0	2.5	1900	$1,346	$0.71	44d	1	0.05mi
110 County Road 1702 Cullman, AL	3.0	2.0	1801	$1,491	$0.83	44d	1	0.05mi
120 County Road 1702 Cullman, AL	4.0	2.0	1848	$1,650	$0.89	44d	1	0.06mi
130 County Road 1702 Cullman, AL	4.0	2.0	1620	$1,495	$0.92	44d	1	0.06mi
11 County Road 1702 Unit 1702 Cullman, AL	3.0	2.5	1503	$1,346	$0.90	44d	1	0.09mi
120 County Road 1701 Unit 40 Cullman, AL	4.0	2.5	1900	$1,391	$0.73	44d	1	0.10mi

Listing history 19 events

1. 2026-06-19
   days on market $229,900 Active 93 DOM
2. 2026-06-18
   days on market $229,900 Active 92 DOM
3. 2026-06-17
   days on market $229,900 Active 91 DOM
4. 2026-06-16
   days on market $229,900 Active 90 DOM
5. 2026-06-15
   days on market $229,900 Active 89 DOM
6. 2026-06-14
   pricedays on market $229,900 Active 87 DOM
7. 2026-06-12
   days on market $239,900 Active 86 DOM
8. 2026-06-09
   days on market $239,900 Active 83 DOM
9. 2026-06-08
   days on market $239,900 Active 82 DOM
10. 2026-06-07
    days on market $239,900 Active 81 DOM
11. 2026-06-05
    days on market $239,900 Active 78 DOM
12. 2026-06-03
    days on market $239,900 Active 77 DOM
13. 2026-06-02
    days on market $239,900 Active 76 DOM
14. 2026-06-01
    days on market $239,900 Active 75 DOM
15. 2026-05-31
    days on market $239,900 Active 74 DOM
16. 2026-05-30
    days on market $239,900 Active 73 DOM
17. 2026-03-18
    listed $239,900 Active 728-char remark

    Show marketing remark (733 chars)

    Home Sweet Home! This stunning 4-bedroom, 2.5-bath residence combines elegance with everyday convenience. The open-concept main floor features durable luxury vinyl plank flooring throughout, anchored by an inviting kitchen with granite countertops. A versatile bonus room offers the perfect flex space for a home office or den. Upstairs, enjoy comfortable carpeted bedrooms, including a relaxing master suite, plus a separate, functional laundry room. The 2-car garage provides extra storage, all topped off with a spacious backyard, perfect for entertaining. Ideally located just minutes from the City of Cullman and I-65, this home offers easy commuting and easy living. Seller will pay $2000.00 towards the buyer's closing costs.

18. 2026-03-18
    listed $239,900 Active 733-char remark

    Show marketing remark (733 chars)

    Home Sweet Home! This stunning 4-bedroom, 2.5-bath residence combines elegance with everyday convenience. The open-concept main floor features durable luxury vinyl plank flooring throughout, anchored by an inviting kitchen with granite countertops. A versatile bonus room offers the perfect flex space for a home office or den. Upstairs, enjoy comfortable carpeted bedrooms, including a relaxing master suite, plus a separate, functional laundry room. The 2-car garage provides extra storage, all topped off with a spacious backyard, perfect for entertaining. Ideally located just minutes from the City of Cullman and I-65, this home offers easy commuting and easy living. Seller will pay $2000.00 towards the buyer's closing costs.

19. 2024-04-03
    soldstatus $180,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$458/yr (+$38/mo · 94.4%)

ⓘ 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 4/10 Moderate 24% 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: $21,118
• − Mortgage interest: −$12,878
• − Property taxes: −$485
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$6,688
• Taxable loss: −$3,461
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $1,412/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

• County: Cullman County · 47,767 people
• Metro: Cullman, AL
• Population (ZIP): 11,545
• Household income: $62,146
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 87.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 4% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Tagalog/Filipino 1% Vietnamese 1%

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: ▼ -53.88%
• Current HPI: 254.3583
• Rent YoY: —
• Metro: Cullman, AL
• 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

+33.3% since first listed

3 events — show timeline

• 2026-03-18 Listed $239,900 SAARMLS
• 2026-03-18 Listed $239,900 Walker County Area MLS
• 2024-04-03 Sold (Public Records) $180,000 Public Records

Property tax history

+115.9%/yr

Latest (2025): $485 · +366.2% YoY. Source: county tax records.