2805 17th St · Tuscaloosa, AL 35401

$72,500

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 5 Days on market

Built 1924 7,840 sqft lot Est $58k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal property to add to your rental portfolio or make into your next flip! 2 bedrooms, 1 Bath in West Tuscaloosa. Conveniently located close to downtown and major interstates. Several New Construction projects currently underway on the same street. Sold as-is, all contracts subject to the final approval of the Jefferson County AL Probate Court.

Key facts

• West tuscaloosa
• Major interstate
• Close to downtown

Tags

• WEST TUSCALOOSA
• CLOSE TO DOWNTOWN
• MAJOR INTERSTATE
• NEW CONSTRUCTION PROJECTS

Property features AI

Finance

• Other: Approximately 0.18 acre lot

Exterior

• Parking: Off-street uncovered parking
• Utilities: Public water; Connected sewer; Gas water heater; Internet availability unknown
• Home design: Existing single-family property; Crawl space foundation
• Construction: Wood siding construction
• Exterior features: Front porch

Interior

• Kitchen: Laminate countertops; Includes some stainless steel appliances
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Handyman special; Some stainless appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level; Has attic access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 13.1% 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: Central Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 297 students, 85% FRL); Westlawn Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 534 students, 93% FRL); Central High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 783 students, 84% FRL) — zoned schools average 87% FRL vs 59% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 30% district-wide (-18 pts) — the specific schools serving this property underperform the Tuscaloosa City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 307 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); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,152/mo this rent would consume 47% of the median local household income ($29k/yr) (locally 3997% 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 $501 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $72,500

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2710 19th St	0.16mi	2/1.0	873 (-3%)	17mo	$36,000	$41	74
2302 29th Ave Ave	0.45mi	2/1.0	840 (-7%)	11mo	$67,000	$80	58
1917 Fosters Ferry Rd	0.68mi	3/1.0 (+1)	928 (+3%)	6mo	$59,900	$65	53
1712 18th St	0.68mi	3/2.0 (+1)	974 (+8%)	6mo	$30,000	$31	41
2115 26th Ave	0.54mi	2/1.0	777 (-14%)	16mo	$9,000	$12	39
2921 23rd St	0.46mi	3/1.5 (+1)	984 (+9%)	21mo	$75,000	$76	38
1927 M L K Jr Blvd	0.41mi	3/1.0 (+1)	1,008 (+12%)	22mo	$65,000	$64	38
1701 Fosters Ferry Rd	0.60mi	3/1.0 (+1)	984 (+9%)	23mo	$30,000	$30	32

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.90×
• Total profit: $18,287
• Equity at exit: $10,810

10-year hold

• IRR: 31.4%
• Equity multiple: 4.29×
• Total profit: $66,875
• Equity at exit: $6,268

Cash invested: $20,300 (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 35401

• Rents YoY: 6.3%
• Active inventory: 307
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$380
• Tax est. 1.5%: −$91 /mo · $1,088/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $409

Break-even live

Break-even rent $634

Max offer price $72,500

Occupancy floor 59%

Sensitivity live

Price	-10% $460	-5% $434	+0% $409	+5% $384	+10% $359
Rent	-10% $318	-5% $364	+0% $409	+5% $455	+10% $500
Rate	-1.0pp $446	-0.5pp $428	base $409	+0.5pp $391	+1.0pp $372

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 19th St Tuscaloosa, AL	1.0	1.0	994	$700	$0.70	45d	1	0.36mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	15d	1	0.56mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	45d	1	0.56mi
3008 7th St Tuscaloosa, AL	2.0	1.0	840	$900	$1.07	45d	1	0.61mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	45d	1	0.71mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	45d	1	0.79mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	15d	1	0.81mi
721 20th Ave Tuscaloosa, AL	1.0	1.0	650	$1,500	$2.31	15d	1	0.92mi
819 17th Ave Tuscaloosa, AL	1.0	1.0	665	$1,162	$1.75	22d	2	0.98mi
1510 9th St #113 Tuscaloosa, AL	2.0	2.0	1025	$1,625	$1.59	22d	1	1.05mi
1420 8th St Tuscaloosa, AL	1.0	1.0	650	$850	$1.31	45d	1	1.13mi
831 Red Drew Ave Tuscaloosa, AL	1.0	1.0	650	$875	$1.35	45d	1	1.18mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	45d	1	1.28mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	15d	1	1.40mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	45d	1	1.40mi
303 Reed St Tuscaloosa, AL	1.0–2.0	1.0	1150	$1,400	$1.22	45d	2	1.44mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	15d	1	1.44mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,650	$2.71	22d	1	1.50mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,500	$2.47	45d	1	1.50mi

Listing history 4 events

1. 2026-06-21
   days on market $72,500 Active 5 DOM
2. 2026-06-18
   days on market $72,500 Active 2 DOM
3. 2026-06-16
   remarks 347-char remark

   Show marketing remark (348 chars)

   Ideal property to add to your rental portfolio or make into your next flip! 2 bedrooms, 1 Bath in West Tuscaloosa. Conveniently located close to downtown and major interstates. Several New Construction projects currently underway on the same street. Sold as-is, all contracts subject to the final approval of the Jefferson County AL Probate Court.

4. 2026-06-16
   listed $72,500 Active 1 DOM

   Show marketing remark (348 chars)

   Ideal property to add to your rental portfolio or make into your next flip! 2 bedrooms, 1 Bath in West Tuscaloosa. Conveniently located close to downtown and major interstates. Several New Construction projects currently underway on the same street. Sold as-is, all contracts subject to the final approval of the Jefferson County AL Probate Court.

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $13,830
• − Mortgage interest: −$4,061
• − Property taxes: −$1,088
• − Insurance: −$362
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,109
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $3,954/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): 43,459
• Household income: $29,152
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 3997.0

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 0.58)
• Race & ethnicity: Black 47% White 44% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

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: ▼ -191.40%
• Current HPI: 179.8335
• Rent YoY: ▲ 6.29%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $72,500 WAMLS
• 2026-06-15 Listed $72,500 Greater Alabama MLS