417 Prairie Ave · Eutaw, AL 35462

$185,000

4 bd · 2.5 ba · 4,328 sqft · SingleFamily public records · 128 Days on market

Built 1842 5.00 ac lot $43/sqft · 45% below area Est $335k · 45% under ↓ 7% since listing

---

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 +8.2/30.0
• Appreciation +7.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Schools +0.5/10.0

Listing remarks MLS

Charming story-and-a-half antebellum home offers timeless Southern charm on 5 acres, complete with expansive front and rear porches for relaxing or entertaining. Inside, you’ll find a spacious den with a wood-burning fireplace, pine floors, and original mantels that highlight the home’s historic character. The flexible floor plan provides 3–4 bedrooms and 2.5 baths. A retro kitchen with classic Youngstown cabinets and a butler’s pantry offers abundant storage. Thoughtful updates and minor renovations have already been initiated, presenting a wonderful opportunity to personalize the home while preserving its architectural heritage. Conveniently located just off the town square, you’ll enjoy easy access to shopping and dining.

Key facts

• Original mantels
• Flexible floor plan
• Thoughtful updates

Tags

• WOOD BURNING FIREPLACE
• ORIGINAL MANTELS
• FLEXIBLE FLOOR PLAN
• BUTLER'S PANTRY
• THOUGHTFUL UPDATES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (35.4% below list).
• Recommended offer: $119k (35.4% below list) — sets the bar for 1% rule.

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, schools F, crime 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.
• 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 $10k of equity ($1k loan paydown + $9k 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.
• By year 4, 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 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1842 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,492 (35.4% 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 128 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1842 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.65% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 12.9

CMA / ARV

• ARV (median comp): $335,000
• List price: $185,000
• Delta: -44.78%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.6%
• Equity multiple: 1.54×
• Total profit: $28,109
• Equity at exit: $101,215

10-year hold

• IRR: 10.4%
• Equity multiple: 2.85×
• Total profit: $96,075
• Equity at exit: $171,761

Cash invested: $51,800 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-173

Break-even live

Break-even rent $1,414

Max offer price $154,365

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $185,000 Active 128 DOM
2. 2026-06-18
   days on market $185,000 Active 127 DOM
3. 2026-06-17
   days on market $185,000 Active 126 DOM
4. 2026-06-16
   days on market $185,000 Active 125 DOM
5. 2026-06-15
   days on market $185,000 Active 124 DOM
6. 2026-06-14
   days on market $185,000 Active 122 DOM
7. 2026-06-12
   days on market $185,000 Active 121 DOM
8. 2026-06-09
   days on market $185,000 Active 118 DOM
9. 2026-06-08
   days on market $185,000 Active 117 DOM
10. 2026-06-07
    days on market $185,000 Active 116 DOM
11. 2026-06-07
    days on market $185,000 Active 115 DOM
12. 2026-06-04
    days on market $185,000 Active 112 DOM
13. 2026-06-02
    days on market $185,000 Active 111 DOM
14. 2026-06-01
    days on market $185,000 Active 110 DOM
15. 2026-05-31
    days on market $185,000 Active 109 DOM
16. 2026-05-31
    days on market $185,000 Active 108 DOM
17. 2026-04-09
    price $185,000 764-char remark

    Show marketing remark (764 chars)

    Charming story-and-a-half antebellum home offers timeless Southern charm on 5 acres, complete with expansive front and rear porches for relaxing or entertaining. Inside, you’ll find a spacious den with a wood-burning fireplace, pine floors, and original mantels that highlight the home’s historic character. The flexible floor plan provides 3–4 bedrooms and 2.5 baths. A retro kitchen with classic Youngstown cabinets and a butler’s pantry offers abundant storage. Thoughtful updates and minor renovations have already been initiated, presenting a wonderful opportunity to personalize the home while preserving its architectural heritage. Conveniently located just off the town square, you’ll enjoy easy access to shopping and dining.

18. 2026-03-03
    price $194,000 764-char remark

    Show marketing remark (764 chars)

    Charming story-and-a-half antebellum home offers timeless Southern charm on 5 acres, complete with expansive front and rear porches for relaxing or entertaining. Inside, you’ll find a spacious den with a wood-burning fireplace, pine floors, and original mantels that highlight the home’s historic character. The flexible floor plan provides 3–4 bedrooms and 2.5 baths. A retro kitchen with classic Youngstown cabinets and a butler’s pantry offers abundant storage. Thoughtful updates and minor renovations have already been initiated, presenting a wonderful opportunity to personalize the home while preserving its architectural heritage. Conveniently located just off the town square, you’ll enjoy easy access to shopping and dining.

19. 2026-02-11
    listed $199,000 Active 764-char remark

    Show marketing remark (764 chars)

    Charming story-and-a-half antebellum home offers timeless Southern charm on 5 acres, complete with expansive front and rear porches for relaxing or entertaining. Inside, you’ll find a spacious den with a wood-burning fireplace, pine floors, and original mantels that highlight the home’s historic character. The flexible floor plan provides 3–4 bedrooms and 2.5 baths. A retro kitchen with classic Youngstown cabinets and a butler’s pantry offers abundant storage. Thoughtful updates and minor renovations have already been initiated, presenting a wonderful opportunity to personalize the home while preserving its architectural heritage. Conveniently located just off the town square, you’ll enjoy easy access to shopping and dining.

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,339
• − Mortgage interest: −$10,363
• − Property taxes: −$842
• − Insurance: −$925
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$5,382
• Taxable loss: −$5,467
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $-769/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

-7.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $185,000 WAMLS
• 2026-03-03 Price Changed $194,000 WAMLS
• 2026-02-11 Listed $199,000 WAMLS

Property tax history

+6.9%/yr

Latest (2025): $842 · +34.2% YoY. Source: county tax records.