3 Cottonhill Rd · Eufaula, AL 36027

$154,900

3 bd · 1.5 ba · 1,359 sqft · SingleFamily · 200 Days on market

Built 1980 Good condition 1,742 sqft lot $114/sqft · 13% below area Est $177k · 13% under ↓ 11% since listing

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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 +13.2/15.0
• Cash flow +11.5/30.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

Key facts

• Renovated home
• Large corner lot
• Spacious kitchen

Tags

• RENOVATED HOME
• LARGE CORNER LOT
• SPACIOUS KITCHEN
• UPGRADED APPLIANCES
• COVERED BACK PORCH
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-606/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (16.6% below list).
• Recommended offer: $129k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools F, crime F, amenities 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.
• Market conditions: 211 active listings in the ZIP; 34 units permitted in Barbour County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,110 (16.6% 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 200 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $177,272
• List price: $154,900
• Delta: -12.62%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-28,297
• Equity at exit: $23,096

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-28,704
• Equity at exit: $13,393

Cash invested: $43,372 (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 36027

• Home prices YoY: -27.1%
• Active inventory: 211
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-51

Break-even live

Break-even rent $1,355

Max offer price $147,592

Occupancy floor 99%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $154,900 Active 200 DOM
2. 2026-06-18
   days on market $154,900 Active 199 DOM
3. 2026-06-17
   days on market $154,900 Active 198 DOM
4. 2026-06-16
   days on market $154,900 Active 197 DOM
5. 2026-06-15
   days on market $154,900 Active 196 DOM
6. 2026-06-14
   days on market $154,900 Active 194 DOM
7. 2026-06-12
   days on market $154,900 Active 193 DOM
8. 2026-06-09
   days on market $154,900 Active 190 DOM
9. 2026-06-08
   days on market $154,900 Active 189 DOM
10. 2026-06-07
    days on market $154,900 Active 188 DOM
11. 2026-06-07
    days on market $154,900 Active 187 DOM
12. 2026-06-04
    days on market $154,900 Active 184 DOM
13. 2026-06-02
    days on market $154,900 Active 183 DOM
14. 2026-06-01
    days on market $154,900 Active 182 DOM
15. 2026-05-31
    days on market $154,900 Active 181 DOM
16. 2026-05-31
    days on market $154,900 Active 180 DOM
17. 2026-04-28
    price $154,900 670-char remark

    Show marketing remark (670 chars)

    Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

18. 2026-04-27
    price $154,900 670-char remark

    Show marketing remark (670 chars)

    Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

19. 2026-04-27
    price $154,900

    Show marketing remark (670 chars)

    Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

20. 2025-12-01
    listed $160,000 Active 670-char remark

    Show marketing remark (670 chars)

    Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

21. 2025-12-01
    listed $160,000 Active 670-char remark

    Show marketing remark (670 chars)

    Completely Renovated Home on Large Corner Lot! Move-in ready and full of charm! This beautifully updated home features: New vinyl plank flooring and fresh paint throughout. Spacious kitchen with ample cabinets, counter space, and upgraded appliances. Modern light fixtures, ceiling fans, and window treatments. Both bathrooms fully renovated with new vanities, toilets, and shower/tub combo. Large covered back porch — perfect for relaxing or entertaining. Corner lot with plenty of outdoor space. Just 5 miles from Lake Eufaula and historic downtown, offering great dining, shopping, and local attractions. Don't wait, call today to schedule your private showing!

22. 2025-11-03
    listed $160,000 New
23. 2025-10-27
    status Active
24. 2025-09-04
    status Active
25. 2025-07-02
    price $159,999
26. 2025-07-02
    price $159,900
27. 2025-06-05
    price $164,900
28. 2025-05-21
    status Active
29. 2025-03-31
    price $165,900
30. 2025-02-22
    listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,493
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,506
• Taxable loss: −$3,267
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $178/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 · 12 photos

Good 80/100 Cosmetic rehab

This completely renovated home on a large corner lot is move-in ready and features new vinyl plank flooring, fresh paint, and updated appliances. It offers a spacious kitchen, modern bathrooms, and a large covered back porch. The property is located just 5 miles from Lake Eufaula and historic downtown, making it an ideal location for both residents and investors.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and outdoor living space.
• Both Painting exterior — Freshens up the home's appearance.
• Both Landscaping around shed — Improves the overall property's aesthetic and value.
• Both Landscaping around house — Enhances curb appeal and outdoor living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and outdoor living space. ↑
• Both Painting exterior — Freshens up the home's appearance. ↑
• Both Landscaping around shed — Improves the overall property's aesthetic and value. ↑
• Both Landscaping around house — Enhances curb appeal and outdoor living space. ↑

ⓘ 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: 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

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
• Population (ZIP): 14,981

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%

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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-11.5% since first listed

14 events — show timeline

• 2026-04-28 Price Changed $154,900 SAMLS
• 2026-04-27 Price Changed $154,900 EBOR
• 2026-04-27 Price Changed $154,900 GAMLS
• 2025-12-01 Listed $160,000 SAMLS
• 2025-12-01 Listed $160,000 EBOR
• 2025-11-03 Listed $160,000 GAMLS
• 2025-10-27 Relisted — EBOR
• 2025-09-04 Relisted — EBOR
• 2025-07-02 Price Changed $159,999 EBOR
• 2025-07-02 Price Changed $159,900 EBOR
• 2025-06-05 Price Changed $164,900 EBOR
• 2025-05-21 Relisted — EBOR
• 2025-03-31 Price Changed $165,900 EBOR
• 2025-02-22 Listed $175,000 EBOR