1133 Wisteria Dr #1 · Tuscaloosa, AL 35405

$204,900

3 bd · 2.0 ba · 1,640 sqft · SingleFamily · 91 Days on market

Built 1997 Average condition 5,663 sqft lot $125/sqft · 24% below area Est $270k · 24% under $50/mo HOA · 3% of rent ↓ 4% since listing

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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 +15.0/15.0
• Cash flow +11.3/30.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Condition / age +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located off 69S, this 3-bedroom, 2-bathroom home offers the perfect balance of comfort and accessibility. Hardwood flooring in living areas; carpet in bedrooms and bathroom, ceramic tile in the kitchen. It also has a screened in back porch and a privacy fence. Call your Realtor today to view this property! Property is being sold as-is, all interested parties should conduct their own independent inspections and due diligence to ensure the home meets their specific needs and expectations. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. all offers are to go through www. vrmproperties.

Key facts

• Hardwood flooring
• Privacy fence
• 5,663 sq ft lot

Tags

• HARDWOOD FLOORING
• SCREENED IN BACK PORCH
• PRIVACY FENCE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-74 ($-885/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (14.0% below list).
• Recommended offer: $176k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% 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 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: Rents rising fast (+5.4%/yr); 585 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 91 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,236 (14.0% 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 91 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $269,758
• List price: $204,900
• Delta: -24.04%
• 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
1252 Maxwell Cir	0.55mi	3/2.0	1,557 (-5%)	4mo	$239,900	$154	62
1828 Inverness Pkwy	0.61mi	3/2.0	1,536 (-6%)	2mo	$240,000	$156	59
2161 Inverness Pkwy	0.60mi	3/2.0	1,806 (+10%)	3mo	$164,100	$91	52
9242 Parkway Gardens Loop	0.66mi	4/2.0 (+1)	1,774 (+8%)	1mo	$309,900	$175	49
572 Camille Ln	0.59mi	3/2.0	1,853 (+13%)	2mo	$312,000	$168	49
9278 Parkway Gardens Loop	0.69mi	4/2.0 (+1)	1,774 (+8%)	1mo	$320,000	$180	48
9931 Lenox Cir	0.56mi	3/2.0	1,420 (-13%)	4mo	$238,800	$168	48
9230 Parkway Gardens Loop	0.66mi	4/2.0 (+1)	1,774 (+8%)	5mo	$311,896	$176	47
9218 Parkway Gardens Loop	0.66mi	4/2.0 (+1)	1,497 (-9%)	4mo	$274,900	$184	46
2124 Stardust Dr	0.73mi	3/2.0	1,460 (-11%)	2mo	$220,000	$151	46
9302 Parkway Gardens Loop	0.74mi	4/2.0 (+1)	1,774 (+8%)	1mo	$320,000	$180	46
9417 Parkway Gardens Loop	0.71mi	4/2.0 (+1)	1,774 (+8%)	5mo	$320,000	$180	44

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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-33,448
• Equity at exit: $30,551

10-year hold

• IRR: -3.8%
• Equity multiple: 0.72×
• Total profit: $-15,991
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 36 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $306,650 ($177/sqft)
• Median days on market: 143 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 585
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$50
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-74

Break-even live

Break-even rent $1,856

Max offer price $194,228

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-3	+0% $-74	+5% $-145	+10% $-215
Rent	-10% $-213	-5% $-143	+0% $-74	+5% $-4	+10% $65
Rate	-1.0pp $29	-0.5pp $-22	base $-74	+0.5pp $-127	+1.0pp $-181

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9295 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1583	$1,745	$1.10	93d	1	0.37mi
9594 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1679	$1,795	$1.07	93d	1	0.52mi
9588 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1961	$1,885	$0.96	93d	1	0.53mi
9582 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1961	$1,885	$0.96	93d	1	0.54mi
9576 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1493	$1,795	$1.20	93d	1	0.55mi
1451 Maxwell Cir Tuscaloosa, AL	4.0	2.0	1498	$1,745	$1.16	70d	1	0.60mi
9230 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,995	$1.12	93d	1	0.65mi
9212 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,796	$1.01	93d	1	0.66mi
1384 Maxwell Cir Tuscaloosa, AL	4.0	2.0	1498	$1,775	$1.18	33d	1	0.66mi
9332 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1497	$1,706	$1.14	93d	1	0.78mi
9717 Full Moon Cir Tuscaloosa, AL	3.0	2.0	1278	$1,550	$1.21	62d	1	0.81mi
9046 Cotton Field Cir Tuscaloosa, AL	3.0	2.0	1478	$1,645	$1.11	93d	1	1.27mi
146 Wexford Way Tuscaloosa, AL	4.0	2.0	1498	$1,745	$1.16	70d	1	1.34mi

Listing history 13 events

1. 2026-06-13
   days on market $204,900 Active 91 DOM
2. 2026-06-10
   days on market $204,900 Active 89 DOM
3. 2026-06-09
   days on market $204,900 Active 88 DOM
4. 2026-06-08
   days on market $204,900 Active 87 DOM
5. 2026-06-07
   days on market $204,900 Active 86 DOM
6. 2026-06-05
   days on market $204,900 Active 83 DOM
7. 2026-06-03
   days on market $204,900 Active 82 DOM
8. 2026-06-02
   days on market $204,900 Active 81 DOM
9. 2026-06-01
   days on market $204,900 Active 80 DOM
10. 2026-05-31
    days on market $204,900 Active 79 DOM
11. 2026-05-30
    days on market $204,900 Active 78 DOM
12. 2026-04-15
    price $214,900 684-char remark

    Show marketing remark (684 chars)

    Conveniently located off 69S, this 3-bedroom, 2-bathroom home offers the perfect balance of comfort and accessibility. Hardwood flooring in living areas; carpet in bedrooms and bathroom, ceramic tile in the kitchen. It also has a screened in back porch and a privacy fence. Call your Realtor today to view this property! Property is being sold as-is, all interested parties should conduct their own independent inspections and due diligence to ensure the home meets their specific needs and expectations. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. all offers are to go through www. vrmproperties.

13. 2026-03-13
    listed $225,000 Active 684-char remark

    Show marketing remark (684 chars)

    Conveniently located off 69S, this 3-bedroom, 2-bathroom home offers the perfect balance of comfort and accessibility. Hardwood flooring in living areas; carpet in bedrooms and bathroom, ceramic tile in the kitchen. It also has a screened in back porch and a privacy fence. Call your Realtor today to view this property! Property is being sold as-is, all interested parties should conduct their own independent inspections and due diligence to ensure the home meets their specific needs and expectations. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. all offers are to go through www. vrmproperties.

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $21,148
• − Mortgage interest: −$11,478
• − Property taxes: −$3,074
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − HOA: −$600
• − Depreciation: −$5,961
• Taxable loss: −$4,372
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $164/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 · 11 photos

Average 55/100 Moderate rehab Est. rehab $41,000–$73,800 screening

This 3-bedroom, 2-bathroom home requires moderate renovations, including repairs to the wooden deck and painting the interior walls. The property has average condition and could benefit from updates to increase its resale and rental value.

Repairs flagged

• Major wooden deck — several boards missing
• Minor exterior siding — slight discoloration

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Rental replace missing deck boards — repairing the deck improves functionality and safety ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Middle Hillcrest Middle School F AL #119/257 Nat'l #8,750/14,009 High Hillcrest High School F AL #142/305 Nat'l #13,673/17,239

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

B Composite livability gradescore 77/100

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

• County: Tuscaloosa County · 228,293 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

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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: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• Metro: Tuscaloosa, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-4.5% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $214,900 WAMLS
• 2026-03-13 Listed $225,000 WAMLS