11312 Covered Bridge Rd · Brookwood, AL 35444

$145,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 355 Days on market

Built 1950 Fair condition 0.93 ac lot $137/sqft · 7% below area Est $157k · 7% under ↓ 9% since listing

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Why this score? — see what drove the C 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 +22.2/30.0
• ARV discount +10.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

Key facts

• Storm shelter
• Multiple buildings
• 0.93 acre lot

Tags

• NEARLY AN ACRE OF LAND
• STORM SHELTER
• MULTIPLE BUILDINGS
• ALL OF PROPERTY IS FENCED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#290 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D, schools F.
• Tuscaloosa County (suburban): math 21% / reading 45% proficiency, ranked #47 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 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 $4k 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 355 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 355 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $156,612
• List price: $145,000
• Delta: -7.41%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,405
• Equity at exit: $21,620

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,180
• Equity at exit: $12,537

Cash invested: $40,600 (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 35444

• Home prices YoY: -12.4%
• Active inventory: 68
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $237

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $337	-5% $287	+0% $237	+5% $186	+10% $136
Rent	-10% $113	-5% $175	+0% $237	+5% $299	+10% $360
Rate	-1.0pp $310	-0.5pp $273	base $237	+0.5pp $199	+1.0pp $161

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

2. 2025-12-30
   status Active 441-char remark

   Show marketing remark (441 chars)

   Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

3. 2025-11-05
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

4. 2025-08-19
   price $145,000 441-char remark

   Show marketing remark (441 chars)

   Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

5. 2025-03-28
   listed $160,000 Active 441-char remark

   Show marketing remark (441 chars)

   Charming opportunity awaits! This cozy little home sits on nearly an acre of land, offering endless potential with a touch of TLC. The property includes 2 car garage and multiple buildings, including a storm shelter in one of them. Whether you're looking for investment or to create your dream space, this gem is ready for your vision! The home next door is available also and would work for multi family compound! All of property is fenced!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,815
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,218
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,704/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. The exterior siding also needs minor attention. With these updates, the home's value can be significantly increased.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures — outdated fixtures would deter potential buyers
• Both paint interior walls — painting interior walls would improve the home's appearance and value
• Resale replace exterior siding — new siding would improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures — outdated fixtures would deter potential buyers ↑
• Both paint interior walls — painting interior walls would improve the home's appearance and value ↑
• Resale replace exterior siding — new siding would improve the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tuscaloosa County
• NCES district ID: 0103390
• Math proficiency: 21% ▼ -24.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $53,000
• Composite: 28.88/100
• National rank: #6641
• State rank: #47 of 129 in AL

Livability — Brookwood

• Score: 60/100
• State rank: #290
• US rank: #18765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookwood, AL
• Population (ZIP): 4,047

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -25.81%
• Current HPI: 181.4965
• 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

-9.4% since first listed

5 events — show timeline

• 2026-05-13 Pending — WAMLS
• 2025-12-30 Relisted — WAMLS
• 2025-11-05 Pending — WAMLS
• 2025-08-19 Price Changed $145,000 WAMLS
• 2025-03-28 Listed $160,000 WAMLS