910 Franklin St · Eufaula, AL 36027

$140,000

5 bd · 3.0 ba · 1,158 sqft · SingleFamily public records · 24 Days on market

Built 1994 Est $108k · 30% over

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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).

• Cash flow +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located close to schools and hospital, this 4BR/3BA home offers a spacious living area, an updated kitchen, 2 carports, and 3 separate deck areas. Downstairs area offers a living area, full kitchen, 2BR & 1BA, and a private entry. Call today for your private showing!

Key facts

• Spacious living area
• Updated kitchen
• Private entry

Tags

• UPDATED KITCHEN
• SPACIOUS LIVING AREA
• PRIVATE ENTRY
• 3 SEPARATE DECK AREAS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (12.4% below list).
• Recommended offer: $123k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $968 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $84k; list at $140k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,682 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $107,694
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Oakland Ave	0.73mi	4/2.0 (-1)	1,248 (+8%)	9mo	$116,500	$93	36

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-14,300
• Equity at exit: $20,874

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,826
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $133

Break-even live

Break-even rent $1,059

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $212	-5% $172	+0% $133	+5% $93	+10% $53
Rent	-10% $36	-5% $84	+0% $133	+5% $181	+10% $230
Rate	-1.0pp $203	-0.5pp $168	base $133	+0.5pp $96	+1.0pp $59

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $140,000 Active 24 DOM
2. 2026-06-18
   days on market $140,000 Active 23 DOM
3. 2026-06-17
   days on market $140,000 Active 22 DOM
4. 2026-06-16
   days on market $140,000 Active 21 DOM
5. 2026-06-15
   days on market $140,000 Active 20 DOM
6. 2026-06-14
   days on market $140,000 Active 18 DOM
7. 2026-06-12
   days on market $140,000 Active 17 DOM
8. 2026-06-09
   days on market $140,000 Active 14 DOM
9. 2026-06-08
   days on market $140,000 Active 13 DOM
10. 2026-06-07
    days on market $140,000 Active 12 DOM
11. 2026-06-07
    days on market $140,000 Active 11 DOM
12. 2026-06-04
    days on market $140,000 Active 8 DOM
13. 2026-06-02
    days on market $140,000 Active 7 DOM
14. 2026-06-01
    days on market $140,000 Active 6 DOM
15. 2026-05-31
    days on market $140,000 Active 5 DOM
16. 2026-05-31
    days on market $140,000 Active 4 DOM
17. 2026-05-26
    listed $140,000 Active
18. 2026-01-23
    historical Active Under Contract
19. 2025-11-19
    price $138,000
20. 2025-10-04
    price $143,000
21. 2025-09-13
    listed $149,500 Active
22. 2020-07-24
    soldstatus $84,000 271-char remark

    Show marketing remark (271 chars)

    Located close to schools and hospital, this 4BR/3BA home offers a spacious living area, an updated kitchen, 2 carports, and 3 separate deck areas. Downstairs area offers a living area, full kitchen, 2BR & 1BA, and a private entry. Call today for your private showing!

23. 2020-07-24
    soldstatus $84,000

    Show marketing remark (271 chars)

    Located close to schools and hospital, this 4BR/3BA home offers a spacious living area, an updated kitchen, 2 carports, and 3 separate deck areas. Downstairs area offers a living area, full kitchen, 2BR & 1BA, and a private entry. Call today for your private showing!

24. 2019-09-03
    listed $84,000 271-char remark

    Show marketing remark (271 chars)

    Located close to schools and hospital, this 4BR/3BA home offers a spacious living area, an updated kitchen, 2 carports, and 3 separate deck areas. Downstairs area offers a living area, full kitchen, 2BR & 1BA, and a private entry. Call today for your private showing!

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$46/yr (+$4/mo · 8.6%)

ⓘ 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 ≥107°F today · 19 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: $14,722
• − Mortgage interest: −$7,842
• − Property taxes: −$528
• − Insurance: −$700
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,073
• Taxable loss: −$777
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,778/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: 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

+66.7% since first listed

8 events — show timeline

• 2026-05-26 Listed $140,000 FSBO.com
• 2026-01-23 Contingent — SAMLS
• 2025-11-19 Price Changed $138,000 SAMLS
• 2025-10-04 Price Changed $143,000 SAMLS
• 2025-09-13 Listed $149,500 SAMLS
• 2020-07-24 Sold (Public Records) $84,000 Public Records
• 2020-07-24 Sold (MLS) $84,000 GAMLS
• 2019-09-03 Listed $84,000 GAMLS

Property tax history

+53.9%/yr

Latest (2025): $528 · +7.4% YoY. Source: county tax records.