115 Nancy Ross Dr · Eufaula, AL 36027

$95,000

4 bd · 2.0 ba · 1,648 sqft · SingleFamily · 136 Days on market

Built 1959 Average condition 8,712 sqft lot $58/sqft · 53% below area

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +2.8/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom, 2 bath home situated on a lot with mature trees in a quiet neighborhood. This single-level home offers a functional layout with comfortable living space and plenty of natural light. The yard provides great outdoor space for relaxing or entertaining. A great opportunity for a primary residence or investment property. Seller is a licensed Realtor.

Key facts

• Natural light
• Functional layout
• Outdoor space

Tags

• QUIET NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• NATURAL LIGHT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.7% 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.
• Eufaula City (rural): math 10% / reading 38% proficiency, ranked #100 of 129 in AL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eufaula Primary School (661 students, 59% FRL); Moorer Middle School (math 6% / reading 25%, grade F, #204 of 257 statewide, top 80%, 538 students, 64% FRL); Eufaula High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 717 students, 58% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Barbour County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barbour County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $203,324
• List price: $95,000
• Delta: -53.28%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Cherry St	1.45mi	4/2.0	1,686 (+2%)	0mo	$118,000	$70	61
104 Imperial Dr	0.19mi	3/1.5 (-1)	1,375 (-17%)	4mo	$41,100	$30	56
103 Broadview Dr	1.31mi	3/3.0 (-1)	1,509 (-8%)	0mo	$225,000	$149	42
102 Julie Anne Ct	0.61mi	3/2.0 (-1)	1,721 (+4%)	32mo	$228,000	$132	39
512 Holly Dr	1.50mi	3/1.5 (-1)	1,800 (+9%)	6mo	$119,000	$66	37
417 Kent Dr	0.32mi	3/1.5 (-1)	1,351 (-18%)	20mo	$60,000	$44	37
201 Irwinton Dr	0.69mi	3/2.0 (-1)	1,550 (-6%)	21mo	$195,000	$126	36
102 Oakland Ave	0.89mi	4/2.0	1,248 (-24%)	11mo	$116,500	$93	31
323 Azalea Dr	1.45mi	3/2.0 (-1)	1,804 (+10%)	17mo	$195,000	$108	30
505 Kendall Dr	1.35mi	3/2.0 (-1)	1,390 (-16%)	12mo	$125,000	$90	25
505 Kendall	1.35mi	3/2.0 (-1)	1,390 (-16%)	12mo	$125,000	$90	25
606 W Barbour St	1.19mi	3/2.0 (-1)	1,362 (-17%)	23mo	$161,000	$118	16

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,188
• Equity at exit: $14,165

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $26,754
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $149,950 ($115/sqft)
• Median days on market: 42 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36027

• Home prices YoY: -27.1%
• Active inventory: 238
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $291

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $357	-5% $324	+0% $291	+5% $259	+10% $226
Rent	-10% $197	-5% $244	+0% $291	+5% $339	+10% $386
Rate	-1.0pp $339	-0.5pp $316	base $291	+0.5pp $267	+1.0pp $242

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Washington St Eufaula, AL	3.0	2.0	1452	$1,200	$0.83	70d	1	0.92mi

Listing history 50 events

1. 2026-08-08
   days on market $95,000 Active 136 DOM
2. 2026-08-07
   days on market $95,000 Active 135 DOM
3. 2026-08-06
   days on market $95,000 Active 134 DOM
4. 2026-08-05
   days on market $95,000 Active 133 DOM
5. 2026-08-04
   days on market $95,000 Active 132 DOM
6. 2026-08-03
   days on market $95,000 Active 131 DOM
7. 2026-07-31
   days on market $95,000 Active 128 DOM
8. 2026-07-30
   days on market $95,000 Active 127 DOM
9. 2026-07-29
   days on market $95,000 Active 126 DOM
10. 2026-07-27
    days on market $95,000 Active 124 DOM
11. 2026-07-25
    days on market $95,000 Active 122 DOM
12. 2026-07-24
    days on market $95,000 Active 121 DOM
13. 2026-07-23
    days on market $95,000 Active 120 DOM
14. 2026-07-22
    days on market $95,000 Active 119 DOM
15. 2026-07-21
    days on market $95,000 Active 118 DOM
16. 2026-07-18
    days on market $95,000 Active 115 DOM
17. 2026-07-16
    days on market $95,000 Active 113 DOM
18. 2026-07-15
    days on market $95,000 Active 112 DOM
19. 2026-07-14
    days on market $95,000 Active 111 DOM
20. 2026-07-13
    days on market $95,000 Active 110 DOM
21. 2026-07-12
    days on market $95,000 Active 109 DOM
22. 2026-07-12
    days on market $95,000 Active 108 DOM
23. 2026-07-11
    days on market $95,000 Active 107 DOM
24. 2026-07-09
    days on market $95,000 Active 106 DOM
25. 2026-07-09
    days on market $95,000 Active 105 DOM
26. 2026-07-07
    days on market $95,000 Active 104 DOM
27. 2026-07-06
    days on market $95,000 Active 103 DOM
28. 2026-07-05
    days on market $95,000 Active 102 DOM
29. 2026-07-04
    days on market $95,000 Active 101 DOM
30. 2026-07-03
    days on market $95,000 Active 100 DOM
31. 2026-07-02
    days on market $95,000 Active 99 DOM
32. 2026-07-01
    days on market $95,000 Active 98 DOM
33. 2026-06-30
    days on market $95,000 Active 97 DOM
34. 2026-06-29
    days on market $95,000 Active 96 DOM
35. 2026-06-28
    days on market $95,000 Active 95 DOM
36. 2026-06-27
    days on market $95,000 Active 94 DOM
37. 2026-06-26
    days on market $95,000 Active 92 DOM
38. 2026-06-22
    days on market $95,000 Active 89 DOM
39. 2026-06-21
    days on market $95,000 Active 88 DOM
40. 2026-06-19
    days on market $95,000 Active 86 DOM
41. 2026-06-18
    days on market $95,000 Active 85 DOM
42. 2026-06-17
    days on market $95,000 Active 84 DOM
43. 2026-06-16
    days on market $95,000 Active 83 DOM
44. 2026-06-15
    days on market $95,000 Active 82 DOM
45. 2026-06-14
    days on market $95,000 Active 80 DOM
46. 2026-06-12
    days on market $95,000 Active 79 DOM
47. 2026-06-09
    days on market $95,000 Active 76 DOM
48. 2026-06-08
    days on market $95,000 Active 75 DOM
49. 2026-06-07
    days on market $95,000 Active 74 DOM
50. 2026-06-07
    days on market $95,000 Active 73 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,400
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,764
• Taxable income: $2,111
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $2,991/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 · 5 photos

Average 55/100 Moderate rehab Est. rehab $41,200–$74,160 screening

This single-level home requires moderate repairs and maintenance to improve its condition and value. Upgrading the kitchen and exterior, along with painting and landscaping, can significantly enhance its resale and rental potential.

Repairs flagged

• Minor Kitchen cabinets — Standard kitchen cabinets may need updating or touch-up paint.
• Minor Bathroom fixtures — Basic bathroom fixtures may need updating or cleaning.
• Moderate Exterior siding — Exterior siding may need repainting or minor repairs.
• Moderate Interior walls — Interior walls may need touch-up paint or minor repairs.
• Moderate Windows — Windows may need sealing or minor repairs.
• Moderate Landscaping — Landscaping may need trimming or maintenance.
• Moderate HVAC system — HVAC system may need maintenance or minor repairs.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase the home's value. ↑
• Both Replace bathroom fixtures — Upgrading the bathroom can enhance the home's appeal and value. ↑
• Both Replace exterior siding — Repainting or replacing the siding can improve the home's curb appeal and value. ↑
• Both Replace HVAC system — A new HVAC system can improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the home's curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Eufaula Primary School Middle Moorer Middle School F AL #204/257 Nat'l #12,557/14,009 High Eufaula High School F AL #220/305 Nat'l #15,534/17,239

Schools (NCES district)

• District: Eufaula City
• NCES district ID: 0101410
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,467
• Composite: 19.63/100
• National rank: #8743
• State rank: #100 of 129 in AL

D Composite livability gradescore 51/100

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

• Census place: Eufaula, AL
• County: Barbour · 24,533 people
• Population (ZIP): 14,981
• Household income: $45,544
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 5% of renters

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Population outlook (Barbour County) Hauer SSP2

• Today (2025): 24,533 people
• By 2030: 23,439 · -4.5%
• By 2040: 21,129 · -13.9%
• By 2050: 18,982 · -22.6%
• By 2075: 14,114 · -42.5%
• By 2100: 9,180 · -62.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 46% White 43% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7%

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Political lean MEDSL · Barbour

• 2024 margin: R (+14.7) · D 42.3% · R 57.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -1.4pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.7 2016: R+5.6 2012: D+2.9 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.42%
• Current HPI: 151.8238
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-03-25 Listed $95,000 EBOR