27 County Road 47 · Eufaula, AL 36027

$140,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 132 Days on market

Built 1998 0.50 ac lot $96/sqft · 9% below area Est $153k · 9% under ↓ 12% since listing

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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 +21.3/30.0
• ARV discount +11.4/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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

Whether you're looking for a full-time residence, vacation getaway, or weekend retreat, this property provides the perfect balance of peaceful living and proximity to the lake. This 3 bedroom, 2 full bathroom home has a spacious floor plan with a functional layout and multiple improvements. The garage is attached to the home and has spray foam insulation for improved efficiency and it has saved on the power bill tremendously. In the backyard, there is a pole barn to store your boat and a shed for extra storage. About 5 minutes around the corner is a local boat ramp to dip your boat in or enjoy some fishing. Local amenities are very convenient to this home including schooling, Sparks Campus college, restaurants, shopping, historic downtown and so much more! Book your private tour today!!

Key facts

• 0.5 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $205 ($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 $130k (7.3% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Barbour County Intermediate School (math 0% / reading 16%, grade F, #597 of 627 statewide, top 95%, 263 students, 100% FRL); Barbour County High School (math 2% / reading 22%, grade F, #238 of 305 statewide, top 79%, 317 students, 100% FRL).
• 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 $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 132 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 89% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 0.93% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $153,232
• List price: $140,000
• Delta: -8.64%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 County Road 47	0.15mi	3/2.0	1,649 (+13%)	22mo	$98,350	$60	53

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,707
• Equity at exit: $20,874

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,064
• 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: 213
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $205

Break-even live

Break-even rent $1,039

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $284	-5% $245	+0% $205	+5% $165	+10% $126
Rent	-10% $102	-5% $154	+0% $205	+5% $256	+10% $307
Rate	-1.0pp $275	-0.5pp $240	base $205	+0.5pp $169	+1.0pp $132

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 22 events

1. 2026-06-22
   days on market $140,000 Active 132 DOM
2. 2026-06-19
   days on market $140,000 Active 129 DOM
3. 2026-06-18
   days on market $140,000 Active 128 DOM
4. 2026-06-17
   days on market $140,000 Active 127 DOM
5. 2026-06-16
   days on market $140,000 Active 126 DOM
6. 2026-06-15
   days on market $140,000 Active 125 DOM
7. 2026-06-14
   days on market $140,000 Active 123 DOM
8. 2026-06-12
   days on market $140,000 Active 122 DOM
9. 2026-06-09
   days on market $140,000 Active 119 DOM
10. 2026-06-08
    days on market $140,000 Active 118 DOM
11. 2026-06-07
    days on market $140,000 Active 117 DOM
12. 2026-06-07
    days on market $140,000 Active 116 DOM
13. 2026-06-04
    days on market $140,000 Active 113 DOM
14. 2026-06-02
    days on market $140,000 Active 112 DOM
15. 2026-06-01
    days on market $140,000 Active 111 DOM
16. 2026-05-31
    days on market $140,000 Active 110 DOM
17. 2026-05-31
    days on market $140,000 Active 109 DOM
18. 2026-02-10
    listed $140,000 Active 797-char remark

    Show marketing remark (797 chars)

    Whether you're looking for a full-time residence, vacation getaway, or weekend retreat, this property provides the perfect balance of peaceful living and proximity to the lake. This 3 bedroom, 2 full bathroom home has a spacious floor plan with a functional layout and multiple improvements. The garage is attached to the home and has spray foam insulation for improved efficiency and it has saved on the power bill tremendously. In the backyard, there is a pole barn to store your boat and a shed for extra storage. About 5 minutes around the corner is a local boat ramp to dip your boat in or enjoy some fishing. Local amenities are very convenient to this home including schooling, Sparks Campus college, restaurants, shopping, historic downtown and so much more! Book your private tour today!!

19. 2025-10-20
    price $145,000
20. 2025-09-04
    listed $155,000 Active
21. 2025-01-29
    price $149,000
22. 2024-12-12
    listed $159,000 Active

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$234/yr (+$19/mo · 68.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 89% 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: $15,581
• − Mortgage interest: −$7,842
• − Property taxes: −$340
• − Insurance: −$700
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,073
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,427/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

-11.9% since first listed

5 events — show timeline

• 2026-02-10 Listed $140,000 SAMLS
• 2025-10-20 Price Changed $145,000 SAMLS
• 2025-09-04 Listed $155,000 SAMLS
• 2025-01-29 Price Changed $149,000 EBOR
• 2024-12-12 Listed $159,000 EBOR

Property tax history

+11.6%/yr

Latest (2025): $340 · +6.3% YoY. Source: county tax records.