632 Lakeview Dr · Eufaula, AL 36312

$159,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 22 Days on market

Built 2011 0.73 ac lot

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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 +13.8/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Minutes from Lake Eufuala. Located one mile from White Oak Boat Ramp. Currently rented month to month for $750 a month. Sold as-is.

Key facts

• Public boat ramp
• Unbeatable location
• 0.73 acre lot

Tags

• UNBEATABLE LOCATION
• QUICK ACCESS TO BOATING
• QUICK ACCESS TO FISHING
• QUICK ACCESS TO CAMPING
• MINUTES FROM LAKE EUFAULA
• PUBLIC BOAT RAMP

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Manufactured (modular) residential home
• Construction: Vinyl siding
• Exterior features: Deck; Waterfront property

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fans; Window treatments
• Laundry & utility: Laundry inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $15 ($184/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 $142k (11.3% below list).
• Recommended offer: $142k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) 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 $52k; list at $160k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 90% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,818 (11.3% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.89% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.26×
• Total profit: $56,450
• Equity at exit: $110,398

10-year hold

• IRR: 17.3%
• Equity multiple: 4.65×
• Total profit: $163,432
• Equity at exit: $209,337

Cash invested: $44,772 (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 36312

• Home prices YoY: 3.8%
• Active inventory: 86
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $15

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 94%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $159,900 Active 22 DOM
2. 2026-06-18
   days on market $159,900 Active 21 DOM
3. 2026-06-17
   days on market $159,900 Active 20 DOM
4. 2026-06-16
   days on market $159,900 Active 19 DOM
5. 2026-06-15
   days on market $159,900 Active 18 DOM
6. 2026-06-14
   days on market $159,900 Active 16 DOM
7. 2026-06-12
   days on market $159,900 Active 15 DOM
8. 2026-06-09
   days on market $159,900 Active 12 DOM
9. 2026-06-08
   days on market $159,900 Active 11 DOM
10. 2026-06-07
    days on market $159,900 Active 10 DOM
11. 2026-06-03
    days on market $159,900 Active 6 DOM
12. 2026-06-02
    days on market $159,900 Active 5 DOM
13. 2026-06-01
    days on market $159,900 Active 4 DOM
14. 2026-05-31
    days on market $159,900 Active 3 DOM
15. 2026-05-30
    days on market $159,900 Active 2 DOM
16. 2026-05-28
    listed $159,900 Active
17. 2022-08-23
    soldstatus $52,000 Closed 131-char remark

    Show marketing remark (131 chars)

    Minutes from Lake Eufuala. Located one mile from White Oak Boat Ramp. Currently rented month to month for $750 a month. Sold as-is.

18. 2022-08-18
    soldstatus $52,000
19. 2022-07-28
    listed $45,000 Active 131-char remark

    Show marketing remark (131 chars)

    Minutes from Lake Eufuala. Located one mile from White Oak Boat Ramp. Currently rented month to month for $750 a month. Sold as-is.

20. 2019-05-15
    soldstatus $17,250 477-char remark

    Show marketing remark (477 chars)

    ACCEPTED BID 4/25/2019. Doublewide close to White Oak at Lake Eufaula HUD Case# 011-685535. Insurability Code is "INSURED-WITH REPAIR ESCROW, (IE) Subject to Buyer's Appraisal" Seller makes no representations or warranties as to property condition. HUD Homes are Sold AS-IS. Equal Housing Opportunity. Seller may contribute up to 3% of the purchase price for buyer's closing costs, upon buyers request when placing bid online. Alabama's Right of Redemption May Apply.

21. 2019-03-22
    listed $25,000 477-char remark

    Show marketing remark (477 chars)

    ACCEPTED BID 4/25/2019. Doublewide close to White Oak at Lake Eufaula HUD Case# 011-685535. Insurability Code is "INSURED-WITH REPAIR ESCROW, (IE) Subject to Buyer's Appraisal" Seller makes no representations or warranties as to property condition. HUD Homes are Sold AS-IS. Equal Housing Opportunity. Seller may contribute up to 3% of the purchase price for buyer's closing costs, upon buyers request when placing bid online. Alabama's Right of Redemption May Apply.

22. 2010-07-14
    soldstatus $90,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $17,018
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,652
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $787/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 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

• Population (ZIP): 6,147

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.96%
• Current HPI: 189.0364
• 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

+77.7% since first listed

7 events — show timeline

• 2026-05-28 Listed $159,900 SAMLS
• 2022-08-23 Sold (MLS) $52,000 SAMLS
• 2022-08-18 Sold (Public Records) $52,000 Public Records
• 2022-07-28 Listed $45,000 SAMLS
• 2019-05-15 Sold (MLS) $17,250 SAMLS
• 2019-03-22 Listed $25,000 SAMLS
• 2010-07-14 Sold (Public Records) $90,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $270 · +1.7% YoY. Source: county tax records.