98 Kite Rd · Eufaula, AL 36871

$39,900

2 bd · 1.0 ba · 1,258 sqft · SingleFamily · 36 Days on market

Built 1980 Poor condition 2.75 ac lot $32/sqft · 64% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +2.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

PROPERTY IS BEING LISTED SIGHT UNSEEN- (LSU) NO SHOWINGS ALLOWED AND NO INTERIOR ACCESS will be granted due to structural and safety concerns. Please call Listing Agent for further details.

Key facts

• 2.75 acre lot
• Built 1980
• Listed 36 days

Property features AI

Finance

• Other: Lot size: 2.75 acres; Property not in flood plain; Parcel ID available
• Financial info: No financial details provided
• HOA & community: No subdivision/HOA listed

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Underground utilities; Public water available (also listed as No Water in one field); Septic system; Internet service availability unknown
• Home design: Existing property; Single-story layout (rooms listed at level 1); Slab foundation; Wood construction; Not a log home; Not waterfront
• Construction: Wood construction; Slab foundation
• Exterior features: Open patio; Workshop on property; No pool; No garden/planting area listed; No deck listed

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Two bedrooms on main level
• Flooring: Subflooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: No heating; No air conditioning
• Interior features: Subflooring throughout; Brick wood-burning fireplace in the family room; Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 3.4% in Eufaula — 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 51/100 on livability (#508 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute F.
• Russell County (rural): math 18% / reading 45% proficiency, ranked #65 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mt Olive Primary School (392 students, 62% FRL); Russell County High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 1,014 students, 76% FRL).
• Market conditions: 9 active listings in the ZIP; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $1k appreciation (3.4% local appreciation)).
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.61% ✓
• Cap rate: 22.70%
• Cash-on-cash: 58.60%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $111,591
• List price: $39,900
• Delta: -64.24%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Lakeview Dr	0.70mi	3/2.0 (+1)	1,344 (+7%)	15mo	$39,000	$29	35

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

Projected returns pro-forma

3.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.0%
• Equity multiple: 4.62×
• Total profit: $40,481
• Equity at exit: $18,913

10-year hold

• IRR: 63.1%
• Equity multiple: 9.44×
• Total profit: $94,331
• Equity at exit: $29,926

Cash invested: $11,172 (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 36871

• Home prices YoY: 3.4%
• Active inventory: 9
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $546

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   status $39,900 Pending 36 DOM
2. 2026-06-17
   days on market $39,900 Active 36 DOM
3. 2026-06-16
   days on market $39,900 Active 35 DOM
4. 2026-06-15
   days on market $39,900 Active 34 DOM
5. 2026-06-14
   days on market $39,900 Active 32 DOM
6. 2026-06-13
   days on market $39,900 Active 31 DOM
7. 2026-06-10
   days on market $39,900 Active 29 DOM
8. 2026-06-09
   days on market $39,900 Active 28 DOM
9. 2026-06-08
   days on market $39,900 Active 27 DOM
10. 2026-06-07
    days on market $39,900 Active 26 DOM
11. 2026-06-05
    days on market $39,900 Active 23 DOM
12. 2026-06-02
    days on market $39,900 Active 21 DOM
13. 2026-06-01
    days on market $39,900 Active 20 DOM
14. 2026-05-31
    days on market $39,900 Active 19 DOM
15. 2026-05-30
    days on market $39,900 Active 18 DOM
16. 2026-03-07
    listed $39,900 Active 189-char remark

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,475
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,161
• Taxable income: $6,285
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $5,038/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed in the roof, exterior, interior, bathrooms, kitchen, HVAC, and landscaping to increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof structure
• Major exterior — No visible siding or paint
• Major flooring — No visible flooring
• Major interior walls/paint — No visible interior walls or paint
• Major bathrooms — No visible bathrooms
• Major kitchen — No visible kitchen
• Major systems — No visible HVAC or mechanical systems
• Major landscaping/curb appeal — No visible landscaping or curb appeal

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value
• Resale exterior painting and siding repair — A fresh coat of paint and repair of siding would enhance curb appeal and value
• Resale interior painting and repairs — Fresh paint and repairs inside would improve the home's condition and value
• Resale bathroom and kitchen updates — Modernizing bathrooms and kitchens would greatly increase the home's value
• Resale HVAC and mechanical system upgrades — Upgrading HVAC and mechanical systems would improve comfort and energy efficiency
• Resale landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof structure	Major	$15,000–50,000
exterior · No visible siding or paint	Major	$15,000–50,000
flooring · No visible flooring	Major	$15,000–50,000
interior walls/paint · No visible interior walls or paint	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
systems · No visible HVAC or mechanical systems	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping or curb appeal	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior painting and siding repair — A fresh coat of paint and repair of siding would enhance curb appeal and value ↑
• Resale interior painting and repairs — Fresh paint and repairs inside would improve the home's condition and value ↑
• Resale bathroom and kitchen updates — Modernizing bathrooms and kitchens would greatly increase the home's value ↑
• Resale HVAC and mechanical system upgrades — Upgrading HVAC and mechanical systems would improve comfort and energy efficiency ↑
• Resale landscaping and curb appeal improvements — Landscaping and curb appeal improvements would enhance the home's overall appearance and value ↑

ⓘ 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: Russell County
• NCES district ID: 0102880
• Math proficiency: 18% ▼ -28.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $40,292
• Composite: 26.41/100
• National rank: #7226
• State rank: #65 of 129 in AL

Livability — Eufaula

• Score: 51/100
• State rank: #508
• US rank: #25138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 852

Population outlook (Russell County) Hauer SSP2

• Today (2025): 70,137 people
• By 2030: 75,826 · +8.1%
• By 2040: 87,858 · +25.3%
• By 2050: 99,721 · +42.2%
• By 2075: 128,009 · +82.5%
• By 2100: 149,251 · +112.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 40% Two or more races 6%
• Common ancestry: Danish 1% Serbian 1%

Political lean MEDSL · Russell

• 2024 margin: Toss-up / Even · D 50.4% · R 48.7%
• 2008→2024 swing: -5.6pp toward R · 2008: 7.3pp · 2024: 1.7pp
• All cycles: 2024: D+1.7 2020: D+6.4 2016: D+1.9 2012: D+11.8 2008: D+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.43%
• Current HPI: 105.0834
• 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

2 events — show timeline

• 2026-06-17 Pending — Greater Alabama MLS
• 2026-03-07 Listed $39,900 Greater Alabama MLS