1727 Arrowhead Dr · Eufaula, AL 36027

$86,000

3 bd · 2.5 ba · 1,849 sqft · Manufactured · 17 Days on market

Built 1998 Fair condition 2,614 sqft lot $47/sqft · 43% below area Est $151k · 43% under $96/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Modular home with workshop and storage sheds on multiple lots next to Walter F. George Reservoir. 3 bedrooms with 2 1/2 baths, large great room, dine in kitchen, fireplace, side access with HC ramp, enclosed rear deck with heater. Two car attached carport, detached garage with workshop. Three smaller storage sheds on property. On multiple lots totaling 1.12 Acres! See photos for lots plat. HOA with pool. Boat ramp access to White Oak Creek and Walter F. George. Great weekend or vacation getaway property. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register

Key facts

• Modular home
• Enclosed rear deck
• Workshop

Tags

• MODULAR HOME
• WORKSHOP
• STORAGE SHEDS
• ENCLOSED REAR DECK
• TWO CAR ATTACHED CARPORT
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (maintenance of grounds included); Community clubhouse, lake, and pool

Exterior

• Parking: Carport (2 covered/carport spaces)
• Security: Smoke detectors
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence; One story; Has view; No shared/common walls
• Construction: Vinyl siding; Metal roof; Garage(s), outbuilding, shed(s) and workshop on the property
• Exterior features: Outdoor lighting; Covered, enclosed deck/patio

Interior

• Kitchen: Dishwasher; Electric range; Range hood
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Entrance foyer; Aluminum framed windows; Factory-built fireplace with glass doors in the great room
• Laundry & utility: Hall laundry on the main level; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Barbour County (rural): math 10% / reading 16% proficiency, ranked #133 of 133 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 213 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 $595 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 $84,710 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.59% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 5.2

CMA / ARV

• ARV (median comp): $151,039
• List price: $86,000
• Delta: -43.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $11,153
• Equity at exit: $12,823

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $42,239
• Equity at exit: $7,436

Cash invested: $24,080 (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: 213
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$96
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $393

Break-even live

Break-even rent $874

Max offer price $86,000

Occupancy floor 66%

Sensitivity live

Price	-10% $452	-5% $422	+0% $393	+5% $363	+10% $333
Rent	-10% $284	-5% $339	+0% $393	+5% $447	+10% $501
Rate	-1.0pp $436	-0.5pp $415	base $393	+0.5pp $370	+1.0pp $348

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $96 · $1,152/yr
• Likely covers: pool

Listing history 4 events

1. 2026-05-04
   listed $86,000 Active 908-char remark
2. 2022-12-06
   listed $235,500 Active
3. 2022-05-09
   listed $250,000
4. 2022-05-02
   soldstatus $220,000

ⓘ 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: $16,451
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$1,152
• − Depreciation: −$2,502
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $3,841/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

Fair 45/100 Moderate rehab

The property requires moderate renovations, focusing on repairs to the ceiling and wallpaper, HVAC system upgrade, and exterior improvements.

Repairs flagged

• Major ceiling — significant damage
• Major wallpaper — severe peeling
• Minor porch steps — slight wear

Value-add opportunities

• Both new ceiling and wallpaper — enhances interior aesthetics
• Both HVAC system upgrade — improves comfort and energy efficiency
• Both exterior paint — enhances curb appeal and value
• Both landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling · significant damage	Major	$15,000–50,000
wallpaper · severe peeling	Major	$15,000–50,000
porch steps · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both new ceiling and wallpaper — enhances interior aesthetics ↑
• Both HVAC system upgrade — improves comfort and energy efficiency ↑
• Both exterior paint — enhances curb appeal and value ↑
• Both landscaping — improves curb appeal and enhances property value ↑

ⓘ 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: Barbour County
• NCES district ID: 0100300
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $32,058
• Composite: 13.92/100
• National rank: #14458
• State rank: #133 of 133 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

• 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

-60.9% since first listed

5 events — show timeline

• 2026-05-22 Pending — EABOR
• 2026-05-04 Listed $86,000 EABOR
• 2022-12-06 Listed $235,500 EBOR
• 2022-05-09 Listed $250,000 SAMLS
• 2022-05-02 Sold (MLS) $220,000 SAMLS