528 Cherry St · Eufaula, AL 36027

$135,900

4 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 162 Days on market

Built 1962 10,019 sqft lot Est $182k · 25% under ↓ 22% since listing

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.8/10.0
• 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

This home has a unique style and is located very close to the Historical District, minutes from downtown Eufaula, Lake Eufaula, fishing camps, water sports, shopping, dining, etc. Home has been completely remodeled with updates that include new paint throughout, new countertops, new light fixtures, newer appliances plus much more! This home also offers many desirable features such as hardwood floors, double ovens, large rooms, storage building for extra storage, deck, fenced in yard, and an extra room that can be used as a pet room, game room, media room, craft room, reading nook etc. .. . there is also a beautiful, large covered porch off of living room that allows you to entertain guest o

Key facts

• Covered porch
• Storage building
• Double ovens

Tags

• HARDWOOD FLOORS
• DOUBLE OVENS
• STORAGE BUILDING
• FENCED IN YARD
• COVERED PORCH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Full fenced yard; Storage structure; City lot; Paved road

Interior

• Kitchen: Double oven; Dishwasher; Electric cooktop; Electric oven
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Storage; Decked, covered porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $65 ($782/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (11.7% below list).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Eufaula Primary School (661 students, 59% FRL); Moorer Middle School (math 6% / reading 25%, grade F, #204 of 257 statewide, top 80%, 538 students, 64% FRL); Eufaula High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 717 students, 58% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 213 active listings in the ZIP; 1 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 $940 of loan paydown is wiped out by about $4k 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 162 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $119,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $182,088
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Holly Dr	0.10mi	3/1.5 (-1)	1,800 (+7%)	5mo	$119,000	$66	73
323 Azalea Dr	0.24mi	3/2.0 (-1)	1,804 (+7%)	16mo	$195,000	$108	59
104 Bullock Cir	0.73mi	3/2.0 (-1)	1,706 (+1%)	1mo	$214,900	$126	58

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-17,886
• Equity at exit: $20,263

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-10,296
• Equity at exit: $11,750

Cash invested: $38,052 (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: 213
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $65

Break-even live

Break-even rent $1,117

Max offer price $135,900

Occupancy floor 90%

Sensitivity live

Price	-10% $142	-5% $104	+0% $65	+5% $27	+10% $-12
Rent	-10% $-30	-5% $18	+0% $65	+5% $113	+10% $160
Rate	-1.0pp $134	-0.5pp $100	base $65	+0.5pp $30	+1.0pp $-6

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 W Washington St Eufaula, AL	3.0	2.0	1452	$1,200	$0.83	23d	1	0.57mi

Listing history 26 events

1. 2026-06-22
   days on market $135,900 Active 162 DOM
2. 2026-06-21
   days on market $135,900 Active 161 DOM
3. 2026-06-19
   days on market $135,900 Active 159 DOM
4. 2026-06-18
   days on market $135,900 Active 158 DOM
5. 2026-06-17
   days on market $135,900 Active 157 DOM
6. 2026-06-16
   days on market $135,900 Active 156 DOM
7. 2026-06-15
   days on market $135,900 Active 155 DOM
8. 2026-06-14
   days on market $135,900 Active 153 DOM
9. 2026-06-12
   days on market $135,900 Active 152 DOM
10. 2026-06-09
    days on market $135,900 Active 149 DOM
11. 2026-06-08
    days on market $135,900 Active 148 DOM
12. 2026-06-07
    days on market $135,900 Active 147 DOM
13. 2026-06-07
    days on market $135,900 Active 146 DOM
14. 2026-06-04
    days on market $135,900 Active 143 DOM
15. 2026-06-02
    days on market $135,900 Active 142 DOM
16. 2026-06-01
    days on market $135,900 Active 141 DOM
17. 2026-05-31
    days on market $135,900 Active 140 DOM
18. 2026-05-31
    days on market $135,900 Active 139 DOM
19. 2026-05-14
    historical Active Under Contract
20. 2026-05-12
    status Active
21. 2026-04-22
    historical Active Under Contract
22. 2026-01-29
    price $135,900
23. 2026-01-12
    listed $149,900 Active
24. 2025-08-01
    price $160,000
25. 2025-07-14
    price $169,500
26. 2025-06-09
    listed $175,000 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: $1,362 · $114/mo
• Projected year-2 tax: $1,362 · $114/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 8/10 Severe 7 d/yr ≥107°F today · 19 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: $14,400
• − Mortgage interest: −$7,613
• − Property taxes: −$1,362
• − Insurance: −$680
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,953
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,145/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

-22.3% since first listed

8 events — show timeline

• 2026-05-14 Contingent — WBR
• 2026-05-12 Relisted — WBR
• 2026-04-22 Contingent — WBR
• 2026-01-29 Price Changed $135,900 WBR
• 2026-01-12 Listed $149,900 WBR
• 2025-08-01 Price Changed $160,000 WBR
• 2025-07-14 Price Changed $169,500 WBR
• 2025-06-09 Listed $175,000 WBR

Property tax history

+4.0%/yr

Latest (2025): $1,362 · +5.9% YoY. Source: county tax records.