2412 6th Street St E · Tuscaloosa, AL 35404

$249,900

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 15 Days on market

Built 2015 6,970 sqft lot Est $210k · 19% over

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Why this score? — see what drove the F 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 +13.5/30.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors or first-time homebuyers, this updated 3-bedroom, 2-bathroom home offers unbeatable convenience in the heart of Tuscaloosa. Located just minutes from the campus, premier dining, and shopping, this property ensures a vibrant lifestyle and consistent rental demand.

Key facts

• 6,970 sq ft lot
• Listed 15 days

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One level; Residential property; Subdivision: Sarah Heights
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; No fireplace
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $8 ($90/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 $194k (22.5% below list).
• Recommended offer: $194k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Tuscaloosa — 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 77/100 on livability (#9 in AL, #2,909 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+, cost of living A; Watch: crime F, employment D-.
• Tuscaloosa City (urban): math 19% / reading 40% proficiency, ranked #74 of 129 in AL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: The Alberta School of Performing Arts (math 10% / reading 37%, grade F, #429 of 627 statewide, top 69%, 671 students, 82% FRL); Northridge Middle School (math 29% / reading 57%, grade D-, #48 of 257 statewide, top 19%, 740 students, 39% FRL); Northridge High School (math 40% / reading 42%, grade F, #31 of 305 statewide, top 10%, 1,145 students, 35% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,937/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $193,741 (22.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $209,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 22nd Ave E	0.38mi	3/1.5	1,425 (+1%)	13mo	$139,900	$98	68
37 Durrett Grove Grv	0.48mi	2/2.0 (-1)	1,407 (-1%)	13mo	$185,000	$131	60
2705 3rd Pl E	0.28mi	3/1.5	1,617 (+14%)	3mo	$100,000	$62	59
2817 3rd Pl E	0.35mi	3/2.0	1,288 (-9%)	14mo	$190,000	$148	56
2902 1st St E	0.62mi	3/2.0	1,318 (-7%)	6mo	$168,000	$127	55
2963 Arcadia Dr	0.53mi	3/2.0	1,528 (+8%)	9mo	$160,000	$105	54
140 25th Ave E	0.40mi	3/2.0	1,600 (+13%)	7mo	$199,000	$124	54
2803 Sunset Dr NE	0.57mi	3/2.0	1,237 (-13%)	7mo	$199,900	$162	46
3205 3rd St E	0.63mi	3/2.0	1,265 (-11%)	12mo	$269,000	$213	42
6 Forest Dr	0.66mi	3/3.0	1,545 (+9%)	13mo	$239,900	$155	39
2806 Sunset Dr NE	0.66mi	3/1.0	1,212 (-14%)	8mo	$188,000	$155	34
1205 E 17th Ave E	0.74mi	3/1.0	1,248 (-12%)	13mo	$191,500	$153	31

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-32,401
• Equity at exit: $37,261

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $6,240
• Equity at exit: $21,607

Cash invested: $69,972 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $8

Break-even live

Break-even rent $1,928

Max offer price $249,900

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $78	+0% $8	+5% $-63	+10% $-134
Rent	-10% $-146	-5% $-69	+0% $8	+5% $84	+10% $161
Rate	-1.0pp $133	-0.5pp $71	base $8	+0.5pp $-57	+1.0pp $-123

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 21st Ave E Tuscaloosa, AL	3.0	3.5	1792	$2,569	$1.43	44d	1	0.32mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	14d	4	0.36mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	14d	4	0.42mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	14d	7	0.44mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	44d	5	0.44mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	44d	2	0.44mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	44d	1	0.46mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	0.48mi
1726 10th St E Tuscaloosa, AL	3.0	3.0	1760	$2,250	$1.28	14d	2	0.66mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	44d	1	0.76mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	14d	1	0.82mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	0.88mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	45d	1	0.88mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	0.94mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	44d	1	0.95mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	44d	1	0.97mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	1.05mi
622 4th St NE Unit Highland 4 Tuscaloosa, AL	2.0	2.0	1150	$1,080	$0.94	44d	1	1.48mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	44d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $249,900 Active 15 DOM
2. 2026-06-17
   days on market $249,900 Active 14 DOM
3. 2026-06-16
   days on market $249,900 Active 13 DOM
4. 2026-06-15
   days on market $249,900 Active 12 DOM
5. 2026-06-14
   days on market $249,900 Active 10 DOM
6. 2026-06-13
   days on market $249,900 Active 9 DOM
7. 2026-06-10
   days on market $249,900 Active 7 DOM
8. 2026-06-09
   days on market $249,900 Active 6 DOM
9. 2026-06-08
   days on market $249,900 Active 5 DOM
10. 2026-06-07
    days on market $249,900 Active 4 DOM
11. 2026-06-03
    remarks 283-char remark
12. 2026-06-03
    listed $249,900 Active 1 DOM

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $1,301 · $108/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,249
• − Mortgage interest: −$13,998
• − Property taxes: −$1,301
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$7,270
• Taxable loss: −$4,289
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $1,120/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: Tuscaloosa City
• NCES district ID: 0103360
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $37,474
• Composite: 24.51/100
• National rank: #7647
• State rank: #74 of 129 in AL

Livability — Tuscaloosa

• Score: 77/100
• State rank: #9
• US rank: #2909

Category grades

Amenities A+ Commute C Cost of living A Crime F Employment D- Housing A- Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuscaloosa, AL
• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

Population outlook (Tuscaloosa County) Hauer SSP2

• Today (2025): 228,293 people
• By 2030: 240,551 · +5.4%
• By 2040: 263,856 · +15.6%
• By 2050: 286,491 · +25.5%
• By 2075: 335,783 · +47.1%
• By 2100: 370,520 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

Political lean MEDSL · Tuscaloosa

• 2024 margin: Strong R (+20.4) · D 39.4% · R 59.8%
• 2008→2024 swing: -4.4pp toward R · 2008: -16.0pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+14.8 2016: R+19.5 2012: R+17.4 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• Metro: Tuscaloosa, AL
• 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

• 2026-06-03 Listed $249,900 WAMLS

Property tax history

+8.6%/yr

Latest (2025): $1,301 · +6.9% YoY. Source: county tax records.