406 Highway 131 · Eufaula, AL 36027

$114,200

3 bd · 2.0 ba · 2,000 sqft · Manufactured · 156 Days on market

Built 1996 1.36 ac lot $57/sqft · 57% below area

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Why this score? — see what drove the C+ 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 +29.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting three-bedroom, two-bath home sits on a private 1.36-acre lot and offers the perfect blend of comfort and convenience, featuring an updated HVAC system for year-round efficiency. Located just five minutes from Walmart and only two minutes from Lake Eufaula—home to public boat docking and famously known as the "Bass Fishing Capital of the World"—this property is ideal for outdoor enthusiasts and anglers alike. Inside, you’ll find durable and stylish LVP flooring throughout, a separate dining room perfect for hosting gatherings, and a spacious owner’s suite complete with a private bath for added comfort. Outdoors, the partially fenced yard provides privacy and space to roam, while a brand-new storage building and a fully equipped workshop offer ample room for hobbies, tools, and projects, making this property as functional as it is peaceful.

Key facts

• Private lot
• Public boat docking
• Updated hvac system

Tags

• PRIVATE LOT
• UPDATED HVAC SYSTEM
• PUBLIC BOAT DOCKING
• PARTIALLY FENCED YARD
• BRAND-NEW STORAGE BUILDING
• FULLY EQUIPPED WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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 $790 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $17k; list at $114k implies a 572% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 88% 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 $100,496 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 7.0

CMA / ARV

• ARV (median comp): $268,256
• List price: $114,200
• Delta: -57.43%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $7,813
• Equity at exit: $17,028

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $40,542
• Equity at exit: $9,874

Cash invested: $31,976 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$599
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $414

Break-even live

Break-even rent $845

Max offer price $114,200

Occupancy floor 65%

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: $28,550
• Closing costs: $3,426
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $114,200 Active 156 DOM
2. 2026-06-18
   days on market $114,200 Active 155 DOM
3. 2026-06-17
   days on market $114,200 Active 154 DOM
4. 2026-06-16
   days on market $114,200 Active 153 DOM
5. 2026-06-15
   days on market $114,200 Active 152 DOM
6. 2026-06-14
   days on market $114,200 Active 150 DOM
7. 2026-06-12
   days on market $114,200 Active 149 DOM
8. 2026-06-09
   days on market $114,200 Active 146 DOM
9. 2026-06-08
   days on market $114,200 Active 145 DOM
10. 2026-06-07
    days on market $114,200 Active 144 DOM
11. 2026-06-07
    days on market $114,200 Active 143 DOM
12. 2026-06-04
    days on market $114,200 Active 140 DOM
13. 2026-06-02
    days on market $114,200 Active 139 DOM
14. 2026-06-01
    days on market $114,200 Active 138 DOM
15. 2026-05-31
    days on market $114,200 Active 137 DOM
16. 2026-05-31
    days on market $114,200 Active 136 DOM
17. 2026-01-12
    listed $114,200 Active 898-char remark

    Show marketing remark (886 chars)

    This inviting three-bedroom, two-bath home sits on a private 1.36-acre lot and offers the perfect blend of comfort and convenience, featuring an updated HVAC system for year-round efficiency. Located just five minutes from Walmart and only two minutes from Lake Eufaula—home to public boat docking and famously known as the "Bass Fishing Capital of the World"—this property is ideal for outdoor enthusiasts and anglers alike. Inside, you'll find durable and stylish LVP flooring throughout, a separate dining room perfect for hosting gatherings, and a spacious owner's suite complete with a private bath for added comfort. Outdoors, the partially fenced yard provides privacy and space to roam, while a brand-new storage building and a fully equipped workshop offer ample room for hobbies, tools, and projects, making this property as functional as it is peaceful.

18. 2026-01-12
    listed $114,200 Active 886-char remark

    Show marketing remark (886 chars)

    This inviting three-bedroom, two-bath home sits on a private 1.36-acre lot and offers the perfect blend of comfort and convenience, featuring an updated HVAC system for year-round efficiency. Located just five minutes from Walmart and only two minutes from Lake Eufaula—home to public boat docking and famously known as the "Bass Fishing Capital of the World"—this property is ideal for outdoor enthusiasts and anglers alike. Inside, you'll find durable and stylish LVP flooring throughout, a separate dining room perfect for hosting gatherings, and a spacious owner's suite complete with a private bath for added comfort. Outdoors, the partially fenced yard provides privacy and space to roam, while a brand-new storage building and a fully equipped workshop offer ample room for hobbies, tools, and projects, making this property as functional as it is peaceful.

19. 2025-05-22
    soldstatus Closed
20. 2025-04-17
    listed $72,500 Active
21. 2023-11-10
    soldstatus
22. 2023-11-10
    soldstatus $17,000
23. 2023-11-03
    listed $32,000

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $468 · $39/mo
• Expected delta: +$220/yr (+$18/mo · 88.5%)

ⓘ 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 88% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,424
• − Mortgage interest: −$6,397
• − Property taxes: −$248
• − Insurance: −$571
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,322
• Taxable income: $3,257
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $4,187/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: 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

+256.9% since first listed

7 events — show timeline

• 2026-01-12 Listed $114,200 CBOR
• 2026-01-12 Listed $114,200 EABOR
• 2025-05-22 Sold (MLS) — EBOR
• 2025-04-17 Listed $72,500 EBOR
• 2023-11-10 Sold (Public Records) $17,000 Public Records
• 2023-11-10 Sold (MLS) — EBOR
• 2023-11-03 Listed $32,000 EBOR

Property tax history

+3.4%/yr

Latest (2025): $248 · +5.7% YoY. Source: county tax records.