1027 Whispering Pnes · Eufaula, AL 36027

$60,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 281 Days on market

Built 2003 Fair condition 0.30 ac lot ↓ 28% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great Fisherman's Getaway in White Oak Shores! This unique property includes 4 lots at one affordable price! On site you'll find an older trailer and a 2003 Coachman Spirit camper tucked under a spacious pole barn with a large front porch perfect for maximum seating and outdoor relaxation. A handy shop provides plenty of storage for tools, gear, and lake toys. With room to sleep multiple guests, this is an ideal spot for weekend fishing trips or family getaways. Plenty of space, privacy, and opportunity to make it your own!

Key facts

• Plenty of storage
• Large front porch
• Handy shop

Tags

• 4 LOTS
• SPACIOUS POLE BARN
• LARGE FRONT PORCH
• HANDY SHOP
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $4,715
• Equity at exit: $8,946

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $22,730
• Equity at exit: $5,188

Cash invested: $16,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $226

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 67%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 281 DOM
2. 2026-06-18
   days on market $60,000 Active 280 DOM
3. 2026-06-17
   days on market $60,000 Active 279 DOM
4. 2026-06-16
   days on market $60,000 Active 278 DOM
5. 2026-06-15
   days on market $60,000 Active 277 DOM
6. 2026-06-14
   days on market $60,000 Active 275 DOM
7. 2026-06-12
   days on market $60,000 Active 274 DOM
8. 2026-06-09
   days on market $60,000 Active 271 DOM
9. 2026-06-08
   days on market $60,000 Active 270 DOM
10. 2026-06-07
    days on market $60,000 Active 269 DOM
11. 2026-06-07
    days on market $60,000 Active 268 DOM
12. 2026-06-04
    days on market $60,000 Active 265 DOM
13. 2026-06-02
    days on market $60,000 Active 264 DOM
14. 2026-06-01
    days on market $60,000 Active 263 DOM
15. 2026-05-31
    days on market $60,000 Active 262 DOM
16. 2026-05-31
    days on market $60,000 Active 261 DOM
17. 2026-03-12
    status Active 529-char remark

    Show marketing remark (529 chars)

    Great Fisherman's Getaway in White Oak Shores! This unique property includes 4 lots at one affordable price! On site you'll find an older trailer and a 2003 Coachman Spirit camper tucked under a spacious pole barn with a large front porch perfect for maximum seating and outdoor relaxation. A handy shop provides plenty of storage for tools, gear, and lake toys. With room to sleep multiple guests, this is an ideal spot for weekend fishing trips or family getaways. Plenty of space, privacy, and opportunity to make it your own!

18. 2026-03-12
    price $79,000 529-char remark

    Show marketing remark (529 chars)

    Great Fisherman's Getaway in White Oak Shores! This unique property includes 4 lots at one affordable price! On site you'll find an older trailer and a 2003 Coachman Spirit camper tucked under a spacious pole barn with a large front porch perfect for maximum seating and outdoor relaxation. A handy shop provides plenty of storage for tools, gear, and lake toys. With room to sleep multiple guests, this is an ideal spot for weekend fishing trips or family getaways. Plenty of space, privacy, and opportunity to make it your own!

19. 2025-09-05
    listed $109,500 Active 529-char remark

    Show marketing remark (529 chars)

    Great Fisherman's Getaway in White Oak Shores! This unique property includes 4 lots at one affordable price! On site you'll find an older trailer and a 2003 Coachman Spirit camper tucked under a spacious pole barn with a large front porch perfect for maximum seating and outdoor relaxation. A handy shop provides plenty of storage for tools, gear, and lake toys. With room to sleep multiple guests, this is an ideal spot for weekend fishing trips or family getaways. Plenty of space, privacy, and opportunity to make it your own!

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $9,739
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$1,745
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,268/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

This property requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — Older cabinets need replacement
• Major bathroom fixtures — Old fixtures need updating
• Moderate exterior siding — Weathered siding needs repainting or replacement
• Major deck — Worn deck needs replacement
• Major flooring — Worn carpet and dated flooring need replacement
• Major interior walls — Worn paint and dated wallpaper need repainting

Value-add opportunities

• Resale kitchen cabinets — Modern cabinets improve aesthetics and functionality
• Resale bathroom fixtures — Updated fixtures enhance the bathroom's appeal
• Resale exterior siding — Fresh paint and siding improve curb appeal
• Resale deck — A new deck enhances outdoor living space
• Resale flooring — New flooring improves the home's overall appearance
• Resale interior walls — Fresh paint and updated wallpaper enhance the interior's appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets need replacement	Major	$15,000–50,000
bathroom fixtures · Old fixtures need updating	Major	$15,000–50,000
exterior siding · Weathered siding needs repainting or replacement	Moderate	$3,000–15,000
deck · Worn deck needs replacement	Major	$15,000–50,000
flooring · Worn carpet and dated flooring need replacement	Major	$15,000–50,000
interior walls · Worn paint and dated wallpaper need repainting	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Resale kitchen cabinets — Modern cabinets improve aesthetics and functionality ↑
• Resale bathroom fixtures — Updated fixtures enhance the bathroom's appeal ↑
• Resale exterior siding — Fresh paint and siding improve curb appeal ↑
• Resale deck — A new deck enhances outdoor living space ↑
• Resale flooring — New flooring improves the home's overall appearance ↑
• Resale interior walls — Fresh paint and updated wallpaper enhance the interior's appeal ↑

ⓘ 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

-27.9% since first listed

3 events — show timeline

• 2026-03-12 Relisted — EBOR
• 2026-03-12 Price Changed $79,000 EBOR
• 2025-09-05 Listed $109,500 EBOR