823 Mesopotamia St · Eutaw, AL 35462

$99,900

3 bd · 2.0 ba · 1,498 sqft · SingleFamily public records · 28 Days on market

Built 1960 1.00 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

What a cute cottage located in the heart of historical Eutaw. This home features hardwoods, upgraded windows, ceiling fans, spacious rooms, and abundant storage. This beautiful corner lot has hearty berry bushes, a gorgeous magnolia tree, an area for gardening, and a detached workshop. The workshop has electricity and water. Above the shed is a living area that consists of a studio area with a den, bathroom (plumbing is not hooked up), and a bedroom. It needs a little TLC, but it provides choices for a separate living area

Key facts

• Hearty berry bushes
• Area for gardening
• Studio area

Tags

• CORNER LOT
• DETACHED WORKSHOP
• HEARTY BERRY BUSHES
• GORGEOUS MAGNOLIA TREE
• AREA FOR GARDENING
• STUDIO AREA

Property features AI

Exterior

• Parking: Attached carport; Driveway; Has carport
• Security: Smoke detector(s)
• Utilities: Cable available; Sewer connected
• Home design: Single family residence; One level
• Construction: Brick veneer construction; Composition/shingle roof; Crawl space foundation; Built as a residential single family home
• Exterior features: Garden; Porch; Workshop; Corner lot; Level lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Laundry located in kitchen on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $212 ($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: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#442 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Greene County (rural): math 2% / reading 13% proficiency, ranked #129 of 129 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eutaw Primary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 321 students, 78% FRL).
• Zoned-school proficiency averages 20% at this address vs 8% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Greene County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 17 active listings in the ZIP; 4 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $5k appreciation (4.7% local appreciation)).
• Greene County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.24×
• Total profit: $34,655
• Equity at exit: $54,656

10-year hold

• IRR: 19.9%
• Equity multiple: 4.36×
• Total profit: $93,933
• Equity at exit: $92,751

Cash invested: $27,972 (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 35462

• Home prices YoY: 5.0%
• Active inventory: 17
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $212

Break-even live

Break-even rent $763

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 28 DOM
2. 2026-06-18
   days on market $99,900 Active 27 DOM
3. 2026-06-17
   days on market $99,900 Active 26 DOM
4. 2026-06-16
   days on market $99,900 Active 25 DOM
5. 2026-06-15
   days on market $99,900 Active 24 DOM
6. 2026-06-14
   days on market $99,900 Active 22 DOM
7. 2026-06-12
   days on market $99,900 Active 21 DOM
8. 2026-06-09
   days on market $99,900 Active 18 DOM
9. 2026-06-08
   days on market $99,900 Active 17 DOM
10. 2026-06-07
    days on market $99,900 Active 16 DOM
11. 2026-06-07
    days on market $99,900 Active 15 DOM
12. 2026-06-04
    days on market $99,900 Active 12 DOM
13. 2026-06-02
    days on market $99,900 Active 11 DOM
14. 2026-06-01
    days on market $99,900 Active 10 DOM
15. 2026-05-31
    days on market $99,900 Active 9 DOM
16. 2026-05-31
    days on market $99,900 Active 8 DOM
17. 2026-05-22
    listed $99,900 Active

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $443 · $37/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,372
• − Mortgage interest: −$5,596
• − Property taxes: −$443
• − Insurance: −$500
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,906
• Taxable income: $948
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,317/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: Greene County
• NCES district ID: 0101680
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $23,902
• Composite: 5.01/100
• National rank: #10038
• State rank: #129 of 129 in AL

Livability — Eutaw

• Score: 55/100
• State rank: #442
• US rank: #23496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eutaw, AL
• Population (ZIP): 4,107

Population outlook (Greene County) Hauer SSP2

• Today (2025): 7,399 people
• By 2030: 6,848 · -7.4%
• By 2040: 5,778 · -21.9%
• By 2050: 4,889 · -33.9%
• By 2075: 3,377 · -54.4%
• By 2100: 2,610 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 21% Hispanic / Latino 1%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid D (+55.7) · D 77.7% · R 21.9%
• 2008→2024 swing: -10.9pp toward R · 2008: 66.6pp · 2024: 55.7pp
• All cycles: 2024: D+55.7 2020: D+63.0 2016: D+65.2 2012: D+69.7 2008: D+66.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 97.6399
• 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

1 event — show timeline

• 2026-05-22 Listed $99,900 WAMLS