207 22nd St N · Tuscaloosa, AL 35406

$245,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 48 Days on market

Built 1974 $194/sqft · 12% below area Est $280k · 12% under

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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).

• ARV discount +13.1/15.0
• Cash flow +12.7/30.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in sought-after North of the River location. Updated 2BR/1.5BA townhome leased through July 31, 2026, with rental income in place. Located near UA, DCH, shopping, and dining in the highly sought after Verner/Northridge school zone. Interior features granite countertops, stained concrete and hardwood floors, stacked stone fireplace. Washer, dryer, and refrigerator included. Spacious brick patio overlooks wooded area. HOA covers landscaping, water, trash, termite contract and exterior maintenance. End unit.

Key facts

• Built 1974
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (26.1% below list).
• Recommended offer: $181k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Verner Elementary School (math 49% / reading 75%, grade B, #53 of 627 statewide, top 9%, 629 students, 19% 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) — zoned schools average 31% FRL vs 59% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 30% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Tuscaloosa City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 267 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

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 48 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.
• Current owner paid $151k; list at $245k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $181,150 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $280,000
• List price: $245,000
• Delta: -12.50%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Vineyards Dr Dr	0.62mi	2/2.0	1,239 (-2%)	11mo	$249,000	$201	56
825 Ashland Dr	0.60mi	2/2.0	1,415 (+12%)	14mo	$310,000	$219	36
1037 Vineyards Dr	0.68mi	3/2.0 (+1)	1,391 (+10%)	8mo	$265,000	$191	36

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-41,475
• Equity at exit: $36,530

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-38,728
• Equity at exit: $21,183

Cash invested: $68,600 (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 35406

• Home prices YoY: -26.7%
• Active inventory: 267
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-26

Break-even live

Break-even rent $1,844

Max offer price $240,404

Occupancy floor 96%

Sensitivity live

Price	-10% $113	-5% $43	+0% $-26	+5% $-95	+10% $-165
Rent	-10% $-169	-5% $-98	+0% $-26	+5% $46	+10% $117
Rate	-1.0pp $97	-0.5pp $36	base $-26	+0.5pp $-90	+1.0pp $-154

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 #202 Rice Valley Rd N Tuscaloosa, AL	3.0	2.5	1800	$2,100	$1.17	45d	1	0.64mi
901 #202 Rice Valley Rd N Tuscaloosa, AL	3.0	2.5	1800	$2,100	$1.17	23d	1	0.64mi
680 6th Ave NE Unit WC3407 A Tuscaloosa, AL	3.0	3.0	1266	$1,200	$0.95	45d	1	1.19mi
680 6th Ave NE #3401 Tuscaloosa, AL	3.0	3.0	1266	$2,300	$1.82	45d	1	1.22mi
800 Energy Center Blvd Northport, AL	3.0	1.0–2.5	950	$1,483	$1.56	15d	1	1.31mi
622 4th St NE Unit Highland 4 Tuscaloosa, AL	2.0	2.0	1150	$1,080	$0.94	45d	1	1.34mi

Listing history 16 events

1. 2026-06-05
   days on market $245,000 Active 48 DOM
2. 2026-06-03
   days on market $245,000 Active 47 DOM
3. 2026-06-02
   days on market $245,000 Active 46 DOM
4. 2026-06-01
   days on market $245,000 Active 45 DOM
5. 2026-05-31
   days on market $245,000 Active 44 DOM
6. 2026-05-30
   days on market $245,000 Active 43 DOM
7. 2026-05-12
   price $245,000 531-char remark

   Show marketing remark (531 chars)

   Investor opportunity in sought-after North of the River location. Updated 2BR/1.5BA townhome leased through July 31, 2026, with rental income in place. Located near UA, DCH, shopping, and dining in the highly sought after Verner/Northridge school zone. Interior features granite countertops, stained concrete and hardwood floors, stacked stone fireplace. Washer, dryer, and refrigerator included. Spacious brick patio overlooks wooded area. HOA covers landscaping, water, trash, termite contract and exterior maintenance. End unit.

8. 2026-04-17
   listed $253,000 Active 531-char remark

   Show marketing remark (531 chars)

   Investor opportunity in sought-after North of the River location. Updated 2BR/1.5BA townhome leased through July 31, 2026, with rental income in place. Located near UA, DCH, shopping, and dining in the highly sought after Verner/Northridge school zone. Interior features granite countertops, stained concrete and hardwood floors, stacked stone fireplace. Washer, dryer, and refrigerator included. Spacious brick patio overlooks wooded area. HOA covers landscaping, water, trash, termite contract and exterior maintenance. End unit.

9. 2026-02-19
   listed $253,000 Active
10. 2025-10-04
    listed $253,000 Active
11. 2018-06-08
    soldstatus $151,000
12. 2018-06-07
    soldstatus $151,000
13. 2018-04-27
    listed $154,900
14. 2016-03-12
    soldstatus $144,000
15. 2015-06-23
    listed $148,500
16. 2014-02-21
    soldstatus $142,153

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$162/yr (+$13/mo · 19.2%)

ⓘ 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 58% 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: $21,738
• − Mortgage interest: −$13,724
• − Property taxes: −$843
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$7,127
• Taxable loss: −$4,659
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $806/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): 18,904
• Household income: $119,250
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 415.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Chinese 3% Other Indo-European 2%

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: ▼ -80.51%
• Current HPI: 221.088
• Rent YoY: —
• 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

+72.3% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $245,000 WAMLS
• 2026-04-17 Listed $253,000 WAMLS
• 2026-02-19 Listed $253,000 WAMLS
• 2025-10-04 Listed $253,000 WAMLS
• 2018-06-08 Sold (MLS) $151,000 WAMLS
• 2018-06-07 Sold (Public Records) $151,000 Public Records
• 2018-04-27 Listed $154,900 WAMLS
• 2016-03-12 Sold (MLS) $144,000 WAMLS
• 2015-06-23 Listed $148,500 WAMLS
• 2014-02-21 Sold (Public Records) $142,153 Public Records

Property tax history

-1.1%/yr

Latest (2025): $843 · +6.9% YoY. Source: county tax records.