3896 County Rd 38 · Eutaw, AL 36776

$144,500

3 bd · 2.0 ba · 1,442 sqft · SingleFamily · 83 Days on market

Built 1978 2.50 ac lot $100/sqft · 18% below area Est $177k · 18% 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 +11.8/30.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to your getaway nestled in a peaceful and tranquil natural setting on 2.5 acres of land. This charming 3-bedroom, 2-bath camp house offers your escape for relaxing weekends, fishing trips, or full-time living. Elevated construction provides classic camp-house character while maximizing your outdoor enjoyment. Surrounded by mature trees and open green space, the property features spacious outdoor areas for entertaining, grilling, or simply unwinding after a day on the water. Whether you’re searching for a weekend retreat, hunting/fishing basecamp, or potential short-term rental investment, this property delivers privacy, serenity, and authentic charm only a few miles from the boat landing. Also includes a complete camper hook up with 50 amp breaker. Camper can be included for an additional $25,000. Property is being sold as-is. Motivated Seller!

Key facts

• Open green space
• 2.5 acres
• Mature trees

Tags

• 2.5 ACRES
• ELEVATED CONSTRUCTION
• MATURE TREES
• OPEN GREEN SPACE
• SPACIOUS OUTDOOR AREAS
• EASY ACCESS TO THE OUTDOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (16.0% below list).
• Recommended offer: $121k (16.5% below list) — sets the bar for cash-flow.

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.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greensboro Elementary School (math 4% / reading 31%, grade F, #484 of 627 statewide, top 77%, 554 students, 78% FRL); Greensboro Middle School (math 2% / reading 17%, grade F, #227 of 257 statewide, top 90%, 232 students, 88% FRL); Greensboro High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 294 students, 84% FRL) — zoned schools average 83% FRL vs 68% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($999 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $144k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 64% 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 $120,671 (16.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $176,568
• List price: $144,500
• Delta: -18.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.17×
• Total profit: $7,014
• Equity at exit: $64,973

10-year hold

• IRR: 6.5%
• Equity multiple: 1.98×
• Total profit: $39,822
• Equity at exit: $100,132

Cash invested: $40,460 (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 36776

• Active inventory: 3
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$758
• Tax est. 1.5%: −$181 /mo · $2,168/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-165

Break-even live

Break-even rent $1,423

Max offer price $120,671

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-115	+0% $-165	+5% $-215	+10% $-265
Rent	-10% $-261	-5% $-213	+0% $-165	+5% $-117	+10% $-69
Rate	-1.0pp $-92	-0.5pp $-128	base $-165	+0.5pp $-202	+1.0pp $-240

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $144,500 Active 83 DOM
2. 2026-06-21
   days on market $144,500 Active 82 DOM
3. 2026-06-19
   days on market $144,500 Active 80 DOM
4. 2026-06-18
   price $144,500 Active 79 DOM
5. 2026-06-18
   days on market $150,000 Active 79 DOM
6. 2026-06-17
   days on market $150,000 Active 78 DOM
7. 2026-06-16
   days on market $150,000 Active 77 DOM
8. 2026-06-15
   days on market $150,000 Active 76 DOM
9. 2026-06-14
   days on market $150,000 Active 74 DOM
10. 2026-06-12
    days on market $150,000 Active 73 DOM
11. 2026-06-09
    days on market $150,000 Active 70 DOM
12. 2026-06-08
    days on market $150,000 Active 69 DOM
13. 2026-06-07
    days on market $150,000 Active 68 DOM
14. 2026-06-07
    days on market $150,000 Active 67 DOM
15. 2026-06-04
    days on market $150,000 Active 64 DOM
16. 2026-06-02
    days on market $150,000 Active 63 DOM
17. 2026-06-01
    days on market $150,000 Active 62 DOM
18. 2026-05-31
    days on market $150,000 Active 61 DOM
19. 2026-05-31
    days on market $150,000 Active 60 DOM
20. 2026-05-13
    price $150,000 871-char remark

    Show marketing remark (871 chars)

    Welcome to your getaway nestled in a peaceful and tranquil natural setting on 2.5 acres of land. This charming 3-bedroom, 2-bath camp house offers your escape for relaxing weekends, fishing trips, or full-time living. Elevated construction provides classic camp-house character while maximizing your outdoor enjoyment. Surrounded by mature trees and open green space, the property features spacious outdoor areas for entertaining, grilling, or simply unwinding after a day on the water. Whether you’re searching for a weekend retreat, hunting/fishing basecamp, or potential short-term rental investment, this property delivers privacy, serenity, and authentic charm only a few miles from the boat landing. Also includes a complete camper hook up with 50 amp breaker. Camper can be included for an additional $25,000. Property is being sold as-is. Motivated Seller!

21. 2026-05-04
    price $156,000 871-char remark

    Show marketing remark (871 chars)

    Welcome to your getaway nestled in a peaceful and tranquil natural setting on 2.5 acres of land. This charming 3-bedroom, 2-bath camp house offers your escape for relaxing weekends, fishing trips, or full-time living. Elevated construction provides classic camp-house character while maximizing your outdoor enjoyment. Surrounded by mature trees and open green space, the property features spacious outdoor areas for entertaining, grilling, or simply unwinding after a day on the water. Whether you’re searching for a weekend retreat, hunting/fishing basecamp, or potential short-term rental investment, this property delivers privacy, serenity, and authentic charm only a few miles from the boat landing. Also includes a complete camper hook up with 50 amp breaker. Camper can be included for an additional $25,000. Property is being sold as-is. Motivated Seller!

22. 2026-03-31
    listed $158,000 Active 871-char remark

    Show marketing remark (871 chars)

    Welcome to your getaway nestled in a peaceful and tranquil natural setting on 2.5 acres of land. This charming 3-bedroom, 2-bath camp house offers your escape for relaxing weekends, fishing trips, or full-time living. Elevated construction provides classic camp-house character while maximizing your outdoor enjoyment. Surrounded by mature trees and open green space, the property features spacious outdoor areas for entertaining, grilling, or simply unwinding after a day on the water. Whether you’re searching for a weekend retreat, hunting/fishing basecamp, or potential short-term rental investment, this property delivers privacy, serenity, and authentic charm only a few miles from the boat landing. Also includes a complete camper hook up with 50 amp breaker. Camper can be included for an additional $25,000. Property is being sold as-is. Motivated Seller!

23. 2023-12-15
    soldstatus $85,000 Closed
24. 2023-11-28
    status Pending
25. 2023-08-16
    status Active
26. 2023-08-16
    price $89,000
27. 2023-08-15
    historical
28. 2023-03-06
    listed $99,000 Active
29. 2020-05-29
    listed $113,900
30. 2018-04-24
    listed $108,500
31. 2017-02-16
    listed $109,900

ⓘ 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 7/10 Severe FEMA zone A · 76% 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 64% 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: $14,569
• − Mortgage interest: −$8,094
• − Property taxes: −$2,168
• − Insurance: −$2,225
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,204
• Taxable loss: −$4,452
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $-908/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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 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

• Population (ZIP): 1,904

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (59%)
• Race & ethnicity: Black 59% White 39% Two or more races 2%
• Common ancestry: Romanian 1% Scotch-Irish 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+36.5% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $150,000 WAMLS
• 2026-05-04 Price Changed $156,000 WAMLS
• 2026-03-31 Listed $158,000 WAMLS
• 2023-12-15 Sold (MLS) $85,000 WAMLS
• 2023-11-28 Pending — WAMLS
• 2023-08-16 Relisted — WAMLS
• 2023-08-16 Price Changed $89,000 WAMLS
• 2023-08-15 Delisted — WAMLS
• 2023-03-06 Listed $99,000 WAMLS
• 2020-05-29 Listed $113,900 WAMLS
• 2018-04-24 Listed $108,500 WAMLS
• 2017-02-16 Listed $109,900 WAMLS