505 Jackson St · Eutaw, AL 35462

$75,000

4 bd · 1.0 ba · 2,012 sqft · SingleFamily public records · 440 Days on market

Built 1915 0.34 ac lot $37/sqft · 16% below area Est $93k · 19% under ↓ 25% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• 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

Own a piece of Eutaw’s rich history with this 1915 historic home located in charming downtown Eutaw, Alabama. This spacious 4 bedroom, 2 bathroom property sits on a large, flat, and cleared lot, offering plenty of room to grow, garden, or relax. While the home needs some TLC, it’s bursting with potential and original character just waiting to be brought back to life. Whether you're an investor, renovator, or someone who loves restoring classic Southern homes, this is your chance to turn a piece of the past into something truly special.

Key facts

• Original character
• Large flat lot
• Historic home

Tags

• HISTORIC HOME
• DOWNTOWN EUTAW
• LARGE FLAT LOT
• ORIGINAL CHARACTER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% 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.
• 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.
• 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 $4k of equity ($519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 440 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 440 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.56% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.69%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $92,773
• List price: $75,000
• Delta: -19.16%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.23×
• Total profit: $46,741
• Equity at exit: $41,033

10-year hold

• IRR: 35.1%
• Equity multiple: 6.49×
• Total profit: $115,246
• Equity at exit: $69,633

Cash invested: $21,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $174/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $485

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $527	-5% $506	+0% $485	+5% $463	+10% $442
Rent	-10% $392	-5% $438	+0% $485	+5% $531	+10% $577
Rate	-1.0pp $522	-0.5pp $504	base $485	+0.5pp $465	+1.0pp $445

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 440 DOM
2. 2026-06-19
   days on market $75,000 Active 438 DOM
3. 2026-06-18
   days on market $75,000 Active 437 DOM
4. 2026-06-17
   days on market $75,000 Active 436 DOM
5. 2026-06-16
   days on market $75,000 Active 435 DOM
6. 2026-06-15
   days on market $75,000 Active 434 DOM
7. 2026-06-14
   days on market $75,000 Active 432 DOM
8. 2026-06-12
   days on market $75,000 Active 431 DOM
9. 2026-06-09
   days on market $75,000 Active 428 DOM
10. 2026-06-08
    days on market $75,000 Active 427 DOM
11. 2026-06-07
    days on market $75,000 Active 426 DOM
12. 2026-06-07
    days on market $75,000 Active 425 DOM
13. 2026-06-04
    days on market $75,000 Active 422 DOM
14. 2026-06-02
    days on market $75,000 Active 421 DOM
15. 2026-06-01
    days on market $75,000 Active 420 DOM
16. 2026-05-31
    days on market $75,000 Active 419 DOM
17. 2026-05-31
    days on market $75,000 Active 418 DOM
18. 2025-09-11
    price $75,000 553-char remark

    Show marketing remark (553 chars)

    Own a piece of Eutaw’s rich history with this 1915 historic home located in charming downtown Eutaw, Alabama. This spacious 4 bedroom, 2 bathroom property sits on a large, flat, and cleared lot, offering plenty of room to grow, garden, or relax. While the home needs some TLC, it’s bursting with potential and original character just waiting to be brought back to life. Whether you're an investor, renovator, or someone who loves restoring classic Southern homes, this is your chance to turn a piece of the past into something truly special.

19. 2025-08-28
    price $89,900 553-char remark

    Show marketing remark (553 chars)

    Own a piece of Eutaw’s rich history with this 1915 historic home located in charming downtown Eutaw, Alabama. This spacious 4 bedroom, 2 bathroom property sits on a large, flat, and cleared lot, offering plenty of room to grow, garden, or relax. While the home needs some TLC, it’s bursting with potential and original character just waiting to be brought back to life. Whether you're an investor, renovator, or someone who loves restoring classic Southern homes, this is your chance to turn a piece of the past into something truly special.

20. 2025-04-07
    listed $100,000 Active 553-char remark

    Show marketing remark (553 chars)

    Own a piece of Eutaw’s rich history with this 1915 historic home located in charming downtown Eutaw, Alabama. This spacious 4 bedroom, 2 bathroom property sits on a large, flat, and cleared lot, offering plenty of room to grow, garden, or relax. While the home needs some TLC, it’s bursting with potential and original character just waiting to be brought back to life. Whether you're an investor, renovator, or someone who loves restoring classic Southern homes, this is your chance to turn a piece of the past into something truly special.

ⓘ 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: $174 · $15/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$133/yr (+$11/mo · 76.3%)

ⓘ 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 ≥108°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: $14,031
• − Mortgage interest: −$4,201
• − Property taxes: −$174
• − Insurance: −$375
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,182
• Taxable income: $4,854
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,651/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

-25.0% since first listed

3 events — show timeline

• 2025-09-11 Price Changed $75,000 WAMLS
• 2025-08-28 Price Changed $89,900 WAMLS
• 2025-04-07 Listed $100,000 WAMLS

Property tax history

+0.9%/yr

Latest (2025): $174 · +0.0% YoY. Source: county tax records.