475 Roebuck Lndg · Eutaw, AL 35441

$62,900

2 bd · 2.0 ba · 980 sqft · SingleFamily · 49 Days on market

Built 1994 Fair condition 0.30 ac lot $64/sqft · 121% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

VERY WELL CARED FOR MOBILE HOME, NICE SETUP WITH A VIEW OF THE BLACK WARRIOR, EASY ACCESS TO PUBLIC BOAT LANDING, THIS IS AN EXCELLENT FULL OR PART-TIME HOME. ONE OF THE NICEST IN THE AREA. UNDERNEATH IS A DRY AND WELL BUILT AREA FOR BOAT STORAGE AND THERE'S AN RV WATER AND POWER HOOKUP ON THE LEFT SIDE. BEAUTIFUL LARGE YARD WITH A GORGEOUS GAZEBO IN THE FRONT YARD. ENJOY VIEWING THE RIVER FROM THE FRONT PORCH, OR THE PRIVACY OF THE HUGE, PARTIALLY COVERED BACK DECK. ENJOY FISHING? THE PUBLIC BOAT LANDING IS JUST DOWN THE STREET. JENNING FERRY BOAT LANDING IS LESS THAN 1 MILE, WHERE YOU CAN LAUNCH YOU BOAT AND HAVE ACCESS TO BATHROOMS AND OTHER THINGS (NOTE:) THERE IS A SMALL SOFT SPOT IN

Key facts

• Public boat landing
• Large yard
• Boat storage

Tags

• VIEW OF THE BLACK WARRIOR
• PUBLIC BOAT LANDING
• BOAT STORAGE
• RV WATER AND POWER HOOKUP
• LARGE YARD
• GORGEOUS GAZEBO

Property features AI

Finance

• Other: Property is residential; Approximately 0.3-acre lot; Wooded vegetation; Has a view

Exterior

• Parking: Gravel driveway; RV access/parking; Boat parking; No garage
• Utilities: Septic tank
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Metal roof; Unfinished basement
• Exterior features: River access; Wooded lot; Scenic views; Unimproved road access

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Space heater; Wall/window air conditioning units (multiple)
• Interior features: Breakfast bar; Kitchen island
• Laundry & utility: Laundry room on main level; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $63k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $63k).
• Recommended offer: $61k (3.0% 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, schools F, crime F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($435 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hale County population projected at -27% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $28,489
• List price: $62,900
• Delta: 120.79%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.95×
• Total profit: $16,710
• Equity at exit: $28,283

10-year hold

• IRR: 18.2%
• Equity multiple: 3.67×
• Total profit: $46,948
• Equity at exit: $43,587

Cash invested: $17,612 (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 35441

• Active inventory: 16
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $944/yr
• Insurance: −$26
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $142

Break-even live

Break-even rent $709

Max offer price $62,900

Occupancy floor 79%

Sensitivity live

Price	-10% $185	-5% $164	+0% $142	+5% $120	+10% $99
Rent	-10% $72	-5% $107	+0% $142	+5% $177	+10% $212
Rate	-1.0pp $174	-0.5pp $158	base $142	+0.5pp $126	+1.0pp $109

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $62,900 Active 49 DOM
2. 2026-06-18
   days on market $62,900 Active 48 DOM
3. 2026-06-17
   days on market $62,900 Active 47 DOM
4. 2026-06-16
   days on market $62,900 Active 46 DOM
5. 2026-06-15
   days on market $62,900 Active 45 DOM
6. 2026-06-14
   days on market $62,900 Active 43 DOM
7. 2026-06-12
   days on market $62,900 Active 42 DOM
8. 2026-06-09
   days on market $62,900 Active 39 DOM
9. 2026-06-08
   days on market $62,900 Active 38 DOM
10. 2026-06-07
    days on market $62,900 Active 37 DOM
11. 2026-06-07
    days on market $62,900 Active 36 DOM
12. 2026-06-04
    days on market $62,900 Active 33 DOM
13. 2026-06-02
    days on market $62,900 Active 32 DOM
14. 2026-06-01
    days on market $62,900 Active 31 DOM
15. 2026-05-31
    days on market $62,900 Active 30 DOM
16. 2026-05-31
    days on market $62,900 Active 29 DOM
17. 2026-05-01
    listed $62,900 Active 814-char remark

ⓘ 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 7/10 Severe FEMA zone A · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $10,661
• − Mortgage interest: −$3,523
• − Property taxes: −$944
• − Insurance: −$1,817
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$1,830
• Taxable income: $842
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,502/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 · 13 photos

Fair 45/100 Cosmetic rehab

The home is a well-maintained mobile home with average condition. It has a good view of the river and a large yard with a gazebo. Painting the exterior siding and improving the landscaping can increase its value.

Repairs flagged

• Minor Landscaping — The grass appears to be overgrown in some areas.
• Minor Gazebo — The gazebo appears to be in good condition with no visible damage.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value.
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The grass appears to be overgrown in some areas.	Minor	$500–3,000
Gazebo · The gazebo appears to be in good condition with no visible damage.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can improve the home's curb appeal and increase its resale value. ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and increase rental value. ↑

ⓘ 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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 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

• Population (ZIP): 881

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 43% Two or more races 5%
• Common ancestry: Slovak 1% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-01 Listed $62,900 WAMLS