829 Co Rd 1629 · Berlin, AL 35058

$161,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 580 Days on market

Built 2024 Excellent condition 0.75 ac lot $126/sqft · at area comps Est $167k · at est.

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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 +19.0/30.0
• ARV discount +9.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

Key facts

• Modern layout
• 0.75 acre lot
• Built 2024

Tags

• SPACIOUS .75 ACRE LOT
• MODERN LAYOUT
• WELL EQUIPPED KITCHEN
• 10X16 FRONT AND BACK DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Cullman County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 580 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 580 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $167,423
• List price: $161,900
• Delta: -3.30%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Co Rd 1629	0.00mi	3/2.0	1,280 (0%)	1mo	$159,200	$124	99
851 Co Rd 1629	0.02mi	3/2.0	1,280 (0%)	20mo	$159,900	$125	82

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-15,518
• Equity at exit: $24,140

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $356
• Equity at exit: $13,998

Cash invested: $45,332 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$849
• Tax est. 1.5%: −$202 /mo · $2,428/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $168

Break-even live

Break-even rent $1,416

Max offer price $161,900

Occupancy floor 85%

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: $40,475
• Closing costs: $4,857
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 County Road 1606 Unit 1606 Cullman, AL	3.0	2.0	1680	$1,500	$0.89	44d	1	1.28mi

Listing history 8 events

1. 2026-05-04
   status Pending 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

2. 2025-11-26
   price $161,900 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

3. 2025-09-25
   status Active 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

4. 2025-09-24
   historical Active Under Contract 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

5. 2025-04-25
   price $163,900 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

6. 2024-11-26
   status Active 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

7. 2024-11-23
   historical Active Under Contract 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

8. 2024-10-01
   listed $159,900 Active 580-char remark

   Show marketing remark (580 chars)

   HUD ENGINEERING CERTIFIED AS PERMANENT FOUNDATION New 2025 Model - This Brand New mobile home is the perfect blend of comfort and convenience. Nestled on a spacious . 75 acre lot in the peaceful countryside of Simcoe Village, this home offers a tranquil retreat. Featuring 3Br and 2 full Ba, Owners Bath has walk-in shower, the home boasts a modern layout with an open living area, and a well equipped kitchen and 10x16 front and back decks. Restrictive Covenant's will apply to this property. Move in ready Extra Steps in pictures do not convey. LANDSCAPING ADDED IN APRIL 2025

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥104°F today · 16 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: $19,545
• − Mortgage interest: −$9,069
• − Property taxes: −$2,428
• − Insurance: −$810
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,710
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,158/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a tranquil retreat with modern amenities and ample outdoor space.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters
• Both Interior updates such as fresh paint and minor repairs — Improves the home's aesthetic and can increase its value
• Both Exterior updates such as painting and minor repairs — Enhances the home's curb appeal and can attract more buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters ↑
• Both Interior updates such as fresh paint and minor repairs — Improves the home's aesthetic and can increase its value ↑
• Both Exterior updates such as painting and minor repairs — Enhances the home's curb appeal and can attract more buyers or renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.3% since first listed

8 events — show timeline

• 2026-05-04 Pending — SAARMLS
• 2025-11-26 Price Changed $161,900 SAARMLS
• 2025-09-25 Relisted — SAARMLS
• 2025-09-24 Contingent — SAARMLS
• 2025-04-25 Price Changed $163,900 SAARMLS
• 2024-11-26 Relisted — SAARMLS
• 2024-11-23 Contingent — SAARMLS
• 2024-10-01 Listed $159,900 SAARMLS