327 Kirksey Ave · Eutaw, AL 35462

$89,000

3 bd · 1.0 ba · 2,049 sqft · SingleFamily public records · 70 Days on market

Built 1970 1.19 ac lot $43/sqft · 46% below area Est $164k · 46% under ↓ 32% since listing

---

Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• Appreciation +7.3/10.0
• 1% rule +7.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

Investor opportunity! 3-bedroom, 3-bath home in the heart of town, located near schools and shopping. Property offers a functional layout and strong potential for renovation and value-add. Easy flip for investors or rehab buyers looking to create rental income or resale opportunity. Property is being sold strictly as-is. Bring your vision and contractors—this property has opportunity for the right buyer.

Key facts

• Near schools
• Create rental income
• Near shopping

Tags

• NEAR SCHOOLS
• NEAR SHOPPING
• FUNCTIONAL LAYOUT
• VALUE-ADD
• CREATE RENTAL INCOME
• RESALE OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#442 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Greene County (rural): math 2% / reading 13% proficiency, ranked #129 of 129 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eutaw Primary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 321 students, 78% FRL); Robert Brown Middle School (math 0% / reading 9%, grade F, #255 of 257 statewide, top 99%, 337 students, 90% FRL); Greene County High School (math 5% / reading 5%, grade F, #276 of 305 statewide, top 95%, 255 students, 84% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 4 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $4k appreciation (4.7% local appreciation)).
• Greene County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $164,213
• List price: $89,000
• Delta: -45.80%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Greensboro St	0.21mi	3/2.0	2,203 (+8%)	24mo	$175,000	$79	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.37×
• Total profit: $34,225
• Equity at exit: $48,693

10-year hold

• IRR: 21.9%
• Equity multiple: 4.65×
• Total profit: $91,055
• Equity at exit: $82,631

Cash invested: $24,920 (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 35462

• Home prices YoY: 5.0%
• Active inventory: 17
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $241

Break-even live

Break-even rent $777

Max offer price $89,000

Occupancy floor 73%

Sensitivity live

Price	-10% $291	-5% $266	+0% $241	+5% $216	+10% $190
Rent	-10% $155	-5% $198	+0% $241	+5% $283	+10% $326
Rate	-1.0pp $286	-0.5pp $263	base $241	+0.5pp $218	+1.0pp $194

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,000 Active 70 DOM
2. 2026-06-19
   days on market $89,000 Active 68 DOM
3. 2026-06-18
   days on market $89,000 Active 67 DOM
4. 2026-06-17
   days on market $89,000 Active 66 DOM
5. 2026-06-16
   days on market $89,000 Active 65 DOM
6. 2026-06-15
   days on market $89,000 Active 64 DOM
7. 2026-06-14
   pricedays on market $89,000 Active 62 DOM
8. 2026-06-12
   days on market $94,900 Active 61 DOM
9. 2026-06-09
   days on market $94,900 Active 58 DOM
10. 2026-06-08
    days on market $94,900 Active 57 DOM
11. 2026-06-07
    days on market $94,900 Active 56 DOM
12. 2026-06-07
    days on market $94,900 Active 55 DOM
13. 2026-06-04
    days on market $94,900 Active 52 DOM
14. 2026-06-02
    days on market $94,900 Active 51 DOM
15. 2026-06-01
    days on market $94,900 Active 50 DOM
16. 2026-05-31
    days on market $94,900 Active 49 DOM
17. 2026-05-31
    days on market $94,900 Active 48 DOM
18. 2026-05-19
    price $94,900 413-char remark

    Show marketing remark (413 chars)

    Investor opportunity! 3-bedroom, 3-bath home in the heart of town, located near schools and shopping. Property offers a functional layout and strong potential for renovation and value-add. Easy flip for investors or rehab buyers looking to create rental income or resale opportunity. Property is being sold strictly as-is. Bring your vision and contractors—this property has opportunity for the right buyer.

19. 2026-04-13
    listed $98,500 Active 413-char remark

    Show marketing remark (413 chars)

    Investor opportunity! 3-bedroom, 3-bath home in the heart of town, located near schools and shopping. Property offers a functional layout and strong potential for renovation and value-add. Easy flip for investors or rehab buyers looking to create rental income or resale opportunity. Property is being sold strictly as-is. Bring your vision and contractors—this property has opportunity for the right buyer.

20. 2023-10-13
    listed $138,860 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $12,978
• − Mortgage interest: −$4,985
• − Property taxes: −$1,318
• − Insurance: −$445
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,589
• Taxable income: $1,564
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,514/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: Greene County
• NCES district ID: 0101680
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $23,902
• Composite: 5.01/100
• National rank: #10038
• State rank: #129 of 129 in AL

Livability — Eutaw

• Score: 55/100
• State rank: #442
• US rank: #23496

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eutaw, AL
• Population (ZIP): 4,107

Population outlook (Greene County) Hauer SSP2

• Today (2025): 7,399 people
• By 2030: 6,848 · -7.4%
• By 2040: 5,778 · -21.9%
• By 2050: 4,889 · -33.9%
• By 2075: 3,377 · -54.4%
• By 2100: 2,610 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 21% Hispanic / Latino 1%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid D (+55.7) · D 77.7% · R 21.9%
• 2008→2024 swing: -10.9pp toward R · 2008: 66.6pp · 2024: 55.7pp
• All cycles: 2024: D+55.7 2020: D+63.0 2016: D+65.2 2012: D+69.7 2008: D+66.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 97.6399
• 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

-31.7% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $94,900 WAMLS
• 2026-04-13 Listed $98,500 WAMLS
• 2023-10-13 Listed $138,860 WAMLS

Property tax history

+12.7%/yr

Latest (2025): $1,318 · +2697.4% YoY. Source: county tax records.