155 County Rd 40 · Eufaula, AL 36027

$59,900

3 bd · 2.0 ba · 1,249 sqft · Manufactured · 219 Days on market

Built 1990 0.35 ac lot $48/sqft · 22% below area Est $76k · 22% under ↓ 24% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

16x80 Mobile Home Near White Oak Shores – Lake Eufaula, AL Enjoy lake life just outside the main community of White Oak Shores on beautiful Lake Eufaula! This well-kept 16x80 mobile home offers the perfect blend of comfort and convenience. With a low HOA fee of just $190 per year, you'll have access to two swimming pools, a boat launch, a fishing pier, and a spacious clubhouse—perfect for hosting family gatherings and celebrations. Located just minutes from Walmart, shopping, and the charming restaurants of historic downtown Eufaula, this home is ideal for anyone who loves fishing, hunting, or peaceful small-town living. Whether you're looking for a primary residence or a relaxing weekend retreat, this property has everything you need to enjoy life by the lake.

Key facts

• Two swimming pools
• Fishing pier
• Boat launch

Tags

• TWO SWIMMING POOLS
• BOAT LAUNCH
• FISHING PIER
• SPACIOUS CLUBHOUSE
• HISTORIC DOWNTOWN EUFAULA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 $414 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 93% 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.07%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (median comp): $76,464
• List price: $59,900
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 County Road 40	0.10mi	3/2.0	1,280 (+2%)	8mo	$75,000	$59	84

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 2.55×
• Total profit: $25,979
• Equity at exit: $8,931

10-year hold

• IRR: 43.1%
• Equity multiple: 5.09×
• Total profit: $68,625
• Equity at exit: $5,179

Cash invested: $16,772 (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 36027

• Home prices YoY: -27.1%
• Active inventory: 211
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $560

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 50%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 219 DOM
2. 2026-06-18
   days on market $59,900 Active 218 DOM
3. 2026-06-17
   days on market $59,900 Active 217 DOM
4. 2026-06-16
   days on market $59,900 Active 216 DOM
5. 2026-06-15
   days on market $59,900 Active 215 DOM
6. 2026-06-14
   days on market $59,900 Active 213 DOM
7. 2026-06-12
   days on market $59,900 Active 212 DOM
8. 2026-06-09
   days on market $59,900 Active 209 DOM
9. 2026-06-08
   days on market $59,900 Active 208 DOM
10. 2026-06-07
    days on market $59,900 Active 207 DOM
11. 2026-06-07
    days on market $59,900 Active 206 DOM
12. 2026-06-04
    days on market $59,900 Active 203 DOM
13. 2026-06-02
    days on market $59,900 Active 202 DOM
14. 2026-06-01
    days on market $59,900 Active 201 DOM
15. 2026-05-31
    days on market $59,900 Active 200 DOM
16. 2026-05-31
    days on market $59,900 Active 199 DOM
17. 2026-05-14
    status Active 783-char remark

    Show marketing remark (783 chars)

    16x80 Mobile Home Near White Oak Shores – Lake Eufaula, AL Enjoy lake life just outside the main community of White Oak Shores on beautiful Lake Eufaula! This well-kept 16x80 mobile home offers the perfect blend of comfort and convenience. With a low HOA fee of just $190 per year, you'll have access to two swimming pools, a boat launch, a fishing pier, and a spacious clubhouse—perfect for hosting family gatherings and celebrations. Located just minutes from Walmart, shopping, and the charming restaurants of historic downtown Eufaula, this home is ideal for anyone who loves fishing, hunting, or peaceful small-town living. Whether you're looking for a primary residence or a relaxing weekend retreat, this property has everything you need to enjoy life by the lake.

18. 2026-05-14
    price $59,900 783-char remark

    Show marketing remark (783 chars)

    16x80 Mobile Home Near White Oak Shores – Lake Eufaula, AL Enjoy lake life just outside the main community of White Oak Shores on beautiful Lake Eufaula! This well-kept 16x80 mobile home offers the perfect blend of comfort and convenience. With a low HOA fee of just $190 per year, you'll have access to two swimming pools, a boat launch, a fishing pier, and a spacious clubhouse—perfect for hosting family gatherings and celebrations. Located just minutes from Walmart, shopping, and the charming restaurants of historic downtown Eufaula, this home is ideal for anyone who loves fishing, hunting, or peaceful small-town living. Whether you're looking for a primary residence or a relaxing weekend retreat, this property has everything you need to enjoy life by the lake.

19. 2025-11-15
    price $69,900 783-char remark

    Show marketing remark (783 chars)

    16x80 Mobile Home Near White Oak Shores – Lake Eufaula, AL Enjoy lake life just outside the main community of White Oak Shores on beautiful Lake Eufaula! This well-kept 16x80 mobile home offers the perfect blend of comfort and convenience. With a low HOA fee of just $190 per year, you'll have access to two swimming pools, a boat launch, a fishing pier, and a spacious clubhouse—perfect for hosting family gatherings and celebrations. Located just minutes from Walmart, shopping, and the charming restaurants of historic downtown Eufaula, this home is ideal for anyone who loves fishing, hunting, or peaceful small-town living. Whether you're looking for a primary residence or a relaxing weekend retreat, this property has everything you need to enjoy life by the lake.

20. 2025-11-02
    listed $78,500 Active 783-char remark

    Show marketing remark (783 chars)

    16x80 Mobile Home Near White Oak Shores – Lake Eufaula, AL Enjoy lake life just outside the main community of White Oak Shores on beautiful Lake Eufaula! This well-kept 16x80 mobile home offers the perfect blend of comfort and convenience. With a low HOA fee of just $190 per year, you'll have access to two swimming pools, a boat launch, a fishing pier, and a spacious clubhouse—perfect for hosting family gatherings and celebrations. Located just minutes from Walmart, shopping, and the charming restaurants of historic downtown Eufaula, this home is ideal for anyone who loves fishing, hunting, or peaceful small-town living. Whether you're looking for a primary residence or a relaxing weekend retreat, this property has everything you need to enjoy life by the lake.

ⓘ 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 93% 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: $14,794
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,743
• Taxable income: $6,131
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,249/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: 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

-23.7% since first listed

4 events — show timeline

• 2026-05-14 Relisted — EBOR
• 2026-05-14 Price Changed $59,900 EBOR
• 2025-11-15 Price Changed $69,900 EBOR
• 2025-11-02 Listed $78,500 EBOR

Property tax history

-4.7%/yr

Latest (2025): $33 · +0.0% YoY. Source: county tax records.