223 New Fort Browder Rd · Eufaula, AL 36027

$99,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 38 Days on market

Built 1990 0.35 ac lot $75/sqft · 27% below area Est $127k · 22% under ↓ 28% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for a first time buyer or investors. This affordable well maintained 3 br/1 ba home offers a great floor plan with two living areas. Make this home yours. Call for your private showing.

Key facts

• 0.35 acre lot
• Built 1990
• Listed 37 days

Property features AI

Finance

• HOA & community: Located in the Forest Hills subdivision

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick exterior
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Eufaula City (rural): math 10% / reading 38% proficiency, ranked #100 of 129 in AL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $126,605
• List price: $99,000
• Delta: -21.80%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Kendall	0.74mi	3/2.0	1,390 (+5%)	10mo	$125,000	$90	45

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-595
• Equity at exit: $14,761

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $19,303
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $243

Break-even live

Break-even rent $780

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 W Barbour St Eufaula, AL	2.0	2.0	1160	$985	$0.85	21d	1	1.02mi
416 W Washington St Eufaula, AL	3.0	2.0	1452	$1,200	$0.83	21d	1	1.17mi

Listing history 23 events

1. 2026-06-19
   days on market $99,000 Active 38 DOM
2. 2026-06-18
   days on market $99,000 Active 37 DOM
3. 2026-06-17
   days on market $99,000 Active 36 DOM
4. 2026-06-16
   days on market $99,000 Active 35 DOM
5. 2026-06-15
   days on market $99,000 Active 34 DOM
6. 2026-06-14
   days on market $99,000 Active 32 DOM
7. 2026-06-12
   days on market $99,000 Active 31 DOM
8. 2026-06-09
   days on market $99,000 Active 28 DOM
9. 2026-06-08
   days on market $99,000 Active 27 DOM
10. 2026-06-07
    days on market $99,000 Active 26 DOM
11. 2026-06-07
    days on market $99,000 Active 25 DOM
12. 2026-06-04
    days on market $99,000 Active 22 DOM
13. 2026-06-02
    days on market $99,000 Active 21 DOM
14. 2026-06-01
    days on market $99,000 Active 20 DOM
15. 2026-05-31
    days on market $99,000 Active 19 DOM
16. 2026-05-31
    days on market $99,000 Active 18 DOM
17. 2026-05-13
    listed $99,000 Active 203-char remark
18. 2026-04-09
    price $99,000
19. 2026-03-17
    price $105,900
20. 2025-12-09
    price $124,900
21. 2025-11-06
    listed $129,900 Active
22. 2024-10-02
    price $110,000
23. 2024-07-11
    listed $137,500 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: $669 · $56/mo
• Projected year-2 tax: $669 · $56/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,049
• − Mortgage interest: −$5,546
• − Property taxes: −$669
• − Insurance: −$495
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,880
• Taxable income: $1,372
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,586/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: Eufaula City
• NCES district ID: 0101410
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 38% ▲ 4.00%
• Median HH income: $34,467
• Composite: 19.63/100
• National rank: #8743
• State rank: #100 of 129 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

• Census place: Eufaula, AL
• 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

-28.0% since first listed

7 events — show timeline

• 2026-05-13 Listed $99,000 SAMLS
• 2026-04-09 Price Changed $99,000 SAMLS
• 2026-03-17 Price Changed $105,900 SAMLS
• 2025-12-09 Price Changed $124,900 SAMLS
• 2025-11-06 Listed $129,900 SAMLS
• 2024-10-02 Price Changed $110,000 EBOR
• 2024-07-11 Listed $137,500 EBOR

Property tax history

+56.9%/yr

Latest (2025): $669 · +6.9% YoY. Source: county tax records.