6713 Cooperstown Cir · Tuscaloosa, AL 35453

$204,900

3 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 18 Days on market

Built 2008 0.79 ac lot $165/sqft · 15% below area Est $242k · 15% under $25/mo HOA · 2% of rent

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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 +14.3/15.0
• Cash flow +11.5/30.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• 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

If you’ve been looking for an affordable, move-in ready home with a convenient location—this is it. This 3-bedroom, 2-bath home in Cottondale offers 1,243 sq ft of well-utilized space, making it easy to maintain while still giving you everything you need. Located just minutes from Tuscaloosa and I-20/59, you’ll have quick access to work, shopping, and dining without dealing with heavy city traffic. The yard offers room to enjoy the outdoors, whether that’s for pets, kids, or simply unwinding. First-time buyers, downsizers, or anyone looking for a solid property in a growing area well this is it. Opportunities like this don’t last long—come take a look for yourself.

Key facts

• Quick access
• Convenient location
• Move in ready

Tags

• MOVE IN READY
• CONVENIENT LOCATION
• QUICK ACCESS
• ROOM TO ENJOY OUTDOORS
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-68 ($-816/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (26.3% below list).
• Recommended offer: $151k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Woodland Forrest Elementary School (math 13% / reading 32%, grade F, #435 of 627 statewide, top 69%, 561 students, 60% FRL); Eastwood Middle School (math 3% / reading 31%, grade F, #201 of 257 statewide, top 79%, 758 students, 78% FRL); Paul W Bryant High School (math 3% / reading 7%, grade F, #276 of 305 statewide, top 95%, 1,042 students, 48% FRL) — zoned schools at 62% FRL track the district average.
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Tuscaloosa City average; the district grade overstates school quality for this exact location.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $135k; list at $205k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,059 (26.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.74% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (median comp): $241,686
• List price: $204,900
• Delta: -15.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6713 Cooperstown Cir	0.00mi	3/2.0	1,243 (0%)	1mo	$202,000	$163	100
6663 Cooperstown Cir	0.05mi	3/2.0	1,230 (-1%)	5mo	$225,000	$183	92
6762 Cooperstown Cir	0.05mi	3/2.0	1,256 (+1%)	10mo	$239,000	$190	88
6416 Covington Villas Dr	0.24mi	3/2.0	1,278 (+3%)	1mo	$179,900	$141	83
6426 Covington Villas Dr	0.23mi	3/2.0	1,278 (+3%)	2mo	$192,500	$151	83
6639 Covington Villas Ln	0.16mi	3/2.0	1,278 (+3%)	11mo	$184,900	$145	79
6636 Covington Villas Lane Ln	0.14mi	3/2.0	1,346 (+8%)	2mo	$200,000	$149	78
6402 Covington Villas Dr	0.26mi	3/2.0	1,173 (-6%)	2mo	$197,500	$168	77
6763 Cooperstown Cir	0.05mi	3/2.0	1,394 (+12%)	1mo	$230,000	$165	77
6643 Cooperstown Cir	0.06mi	3/2.0	1,331 (+7%)	12mo	$249,949	$188	76
6537 Covington Villas Lane Ln	0.19mi	3/2.0	1,374 (+10%)	2mo	$204,900	$149	71
7110 Oakview Ln	0.57mi	3/2.0	1,125 (-10%)	12mo	$223,000	$198	48

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-37,608
• Equity at exit: $30,551

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-38,622
• Equity at exit: $17,716

Cash invested: $57,372 (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 35453

• Home prices YoY: -18.6%
• Active inventory: 66
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$85
• HOA: −$25
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-68

Break-even live

Break-even rent $1,597

Max offer price $192,881

Occupancy floor 100%

Sensitivity live

Price	-10% $48	-5% $-10	+0% $-68	+5% $-126	+10% $-184
Rent	-10% $-187	-5% $-128	+0% $-68	+5% $-8	+10% $51
Rate	-1.0pp $35	-0.5pp $-16	base $-68	+0.5pp $-121	+1.0pp $-175

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6717 Covington Villas Ln Tuscaloosa, AL	3.0	2.0	1278	$1,500	$1.17	15d	1	0.15mi
6330 Cashmere Pl Tuscaloosa, AL	3.0	2.0	1436	$1,600	$1.11	15d	1	1.10mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-05-02
   status Pending 709-char remark

   Show marketing remark (709 chars)

   If you’ve been looking for an affordable, move-in ready home with a convenient location—this is it. This 3-bedroom, 2-bath home in Cottondale offers 1,243 sq ft of well-utilized space, making it easy to maintain while still giving you everything you need. Located just minutes from Tuscaloosa and I-20/59, you’ll have quick access to work, shopping, and dining without dealing with heavy city traffic. The yard offers room to enjoy the outdoors, whether that’s for pets, kids, or simply unwinding. First-time buyers, downsizers, or anyone looking for a solid property in a growing area well this is it. Opportunities like this don’t last long—come take a look for yourself.

2. 2026-04-27
   price $204,900 709-char remark

   Show marketing remark (709 chars)

   If you’ve been looking for an affordable, move-in ready home with a convenient location—this is it. This 3-bedroom, 2-bath home in Cottondale offers 1,243 sq ft of well-utilized space, making it easy to maintain while still giving you everything you need. Located just minutes from Tuscaloosa and I-20/59, you’ll have quick access to work, shopping, and dining without dealing with heavy city traffic. The yard offers room to enjoy the outdoors, whether that’s for pets, kids, or simply unwinding. First-time buyers, downsizers, or anyone looking for a solid property in a growing area well this is it. Opportunities like this don’t last long—come take a look for yourself.

3. 2026-04-27
   price $209,900 709-char remark

   Show marketing remark (709 chars)

   If you’ve been looking for an affordable, move-in ready home with a convenient location—this is it. This 3-bedroom, 2-bath home in Cottondale offers 1,243 sq ft of well-utilized space, making it easy to maintain while still giving you everything you need. Located just minutes from Tuscaloosa and I-20/59, you’ll have quick access to work, shopping, and dining without dealing with heavy city traffic. The yard offers room to enjoy the outdoors, whether that’s for pets, kids, or simply unwinding. First-time buyers, downsizers, or anyone looking for a solid property in a growing area well this is it. Opportunities like this don’t last long—come take a look for yourself.

4. 2026-04-13
   listed $215,000 Active 709-char remark

   Show marketing remark (709 chars)

   If you’ve been looking for an affordable, move-in ready home with a convenient location—this is it. This 3-bedroom, 2-bath home in Cottondale offers 1,243 sq ft of well-utilized space, making it easy to maintain while still giving you everything you need. Located just minutes from Tuscaloosa and I-20/59, you’ll have quick access to work, shopping, and dining without dealing with heavy city traffic. The yard offers room to enjoy the outdoors, whether that’s for pets, kids, or simply unwinding. First-time buyers, downsizers, or anyone looking for a solid property in a growing area well this is it. Opportunities like this don’t last long—come take a look for yourself.

5. 2026-02-05
   price $235,000
6. 2025-11-19
   price $250,000
7. 2018-02-16
   soldstatus $135,000
8. 2018-02-12
   soldstatus $135,000
9. 2017-10-25
   listed $135,000

ⓘ 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: $918 · $77/mo
• Projected year-2 tax: $918 · $77/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,127
• − Mortgage interest: −$11,478
• − Property taxes: −$918
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − HOA: −$300
• − Depreciation: −$5,961
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $253/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
• City population: 134,228
• Population (ZIP): 12,522

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 (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -42.62%
• Current HPI: 186.9504
• 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

+51.8% since first listed

9 events — show timeline

• 2026-05-02 Pending — WAMLS
• 2026-04-27 Price Changed $204,900 WAMLS
• 2026-04-27 Price Changed $209,900 WAMLS
• 2026-04-13 Listed $215,000 WAMLS
• 2026-02-05 Price Changed $235,000 Walker County Area MLS
• 2025-11-19 Price Changed $250,000 Walker County Area MLS
• 2018-02-16 Sold (Public Records) $135,000 Public Records
• 2018-02-12 Sold (MLS) $135,000 WAMLS
• 2017-10-25 Listed $135,000 WAMLS

Property tax history

+3.9%/yr

Latest (2025): $918 · +7.3% YoY. Source: county tax records.