1709 21st St E · Tuscaloosa, AL 35404

$239,900

4 bd · 1.0 ba · 1,784 sqft · SingleFamily public records · 8 Days on market

Built 1980 0.29 ac lot Est $301k · 20% under

---

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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom charmer in the center of town is a must-see! The spacious family room boasts hardwood floors and a wood burning fireplace with a gas starter. The updated kitchen includes wood floors, new countertops and cabinets. Both bathrooms have been completely remodeled with tile floors, new tub, a walk-in shower, new toilets and one of them even has a beautiful shiplap wall. The fourth bedroom has a separate entrance and would be ideal as an office space. The backyard was made for entertaining with a large deck and separate patio inside a fenced in yard. The roof was replaced in 2018.

Key facts

• Hardwood flooring
• Large deck
• Updated kitchen

Tags

• CORNER LOT
• HARDWOOD FLOORING
• UPDATED KITCHEN
• REMODELED BATHROOMS
• NEW ROOF
• LARGE DECK

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick veneer and other exterior materials; Composition/shingle roof
• Exterior features: Paved road access; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Gas log fireplace (1 fireplace); Water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (8.5% below list).
• Recommended offer: $220k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Arcadia Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 440 students, 52% 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 60% FRL track the district average.
• Zoned-school proficiency averages 14% at this address vs 30% district-wide (-16 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 (+6.8%/yr); 167 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $2,196/mo this rent would consume 54% of the median local household income ($49k/yr) (locally 1531% 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• 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 $219,559 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $301,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2270 Cross Creek Dr	0.37mi	3/2.0 (-1)	1,744 (-2%)	2mo	$295,000	$169	68
2305 Cross Creek Dr	0.34mi	3/2.0 (-1)	1,849 (+4%)	2mo	$255,000	$138	67
2330 Cross Creek Dr	0.36mi	3/2.0 (-1)	1,719 (-4%)	6mo	$290,000	$169	63
2515 Linda Dr	0.44mi	4/2.0	1,906 (+7%)	3mo	$250,000	$131	61
125 Circlewood	0.56mi	3/2.0 (-1)	1,702 (-5%)	1mo	$166,500	$98	56
19 Fairway Dr	0.70mi	4/2.0	1,715 (-4%)	1mo	$230,000	$134	56
126 Brookhaven Dr	0.67mi	3/2.0 (-1)	1,822 (+2%)	6mo	$329,500	$181	51
1623 23rd Ave E	0.48mi	3/2.0 (-1)	1,600 (-10%)	1mo	$195,000	$122	50
26 Brookhaven Dr	0.64mi	3/2.0 (-1)	1,665 (-7%)	0mo	$293,500	$176	50
2437 21st St E	0.48mi	3/2.0 (-1)	1,595 (-11%)	3mo	$323,000	$203	48
2082 Idlewood Dr	0.55mi	3/2.0 (-1)	1,579 (-12%)	6mo	$275,000	$174	42
68 Cedar Knl	0.60mi	3/3.5 (-1)	1,591 (-11%)	1mo	$239,900	$151	38

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-15,592
• Equity at exit: $35,770

10-year hold

• IRR: 7.4%
• Equity multiple: 1.65×
• Total profit: $43,770
• Equity at exit: $20,742

Cash invested: $67,172 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $229

Break-even live

Break-even rent $1,905

Max offer price $239,900

Occupancy floor 85%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Eastwood Tuscaloosa, AL	3.0	2.0	1891	$1,525	$0.81	21d	1	0.65mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	0.74mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.85mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	43d	1	0.92mi
1726 10th St E Tuscaloosa, AL	3.0	3.0	1760	$2,250	$1.28	13d	2	0.92mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	43d	1	0.95mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	0.99mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	43d	1	1.05mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	43d	1	1.08mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	43d	1	1.11mi
829 21st Ave E Tuscaloosa, AL	3.0	3.5	1792	$2,569	$1.43	43d	1	1.14mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	1.19mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	1.27mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	1.28mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	1.29mi
1619 1st Ave Tuscaloosa, AL	4.0	2.0	1656	$1,600	$0.97	13d	1	1.30mi
2919 University Blvd E Tuscaloosa, AL	3.0	1.5	1968	$1,800	$0.91	43d	1	1.38mi
2402 Prince Ave Tuscaloosa, AL	3.0	3.0	1796	$2,300	$1.28	21d	1	1.46mi
2150 3rd Ct Tuscaloosa, AL	3.0	3.0	1886	$2,150	$1.14	13d	1	1.47mi
2150 3rd Ct #602 Tuscaloosa, AL	3.0	3.0	1886	$2,695	$1.43	21d	1	1.48mi

Listing history 8 events

1. 2026-05-14
   listed $239,900 Active
2. 2023-02-15
   listed $269,900 Active
3. 2020-09-21
   soldstatus $210,900
4. 2020-09-11
   soldstatus $210,900 596-char remark

   Show marketing remark (596 chars)

   This 4 bedroom charmer in the center of town is a must-see! The spacious family room boasts hardwood floors and a wood burning fireplace with a gas starter. The updated kitchen includes wood floors, new countertops and cabinets. Both bathrooms have been completely remodeled with tile floors, new tub, a walk-in shower, new toilets and one of them even has a beautiful shiplap wall. The fourth bedroom has a separate entrance and would be ideal as an office space. The backyard was made for entertaining with a large deck and separate patio inside a fenced in yard. The roof was replaced in 2018.

5. 2020-07-26
   listed $209,900 596-char remark

   Show marketing remark (596 chars)

   This 4 bedroom charmer in the center of town is a must-see! The spacious family room boasts hardwood floors and a wood burning fireplace with a gas starter. The updated kitchen includes wood floors, new countertops and cabinets. Both bathrooms have been completely remodeled with tile floors, new tub, a walk-in shower, new toilets and one of them even has a beautiful shiplap wall. The fourth bedroom has a separate entrance and would be ideal as an office space. The backyard was made for entertaining with a large deck and separate patio inside a fenced in yard. The roof was replaced in 2018.

6. 2019-09-04
   soldstatus $197,000
7. 2019-08-30
   soldstatus $197,000
8. 2019-06-27
   listed $195,000

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $1,766 · $147/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $26,347
• − Mortgage interest: −$13,438
• − Property taxes: −$1,766
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$6,979
• Taxable loss: −$1,251
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $3,052/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): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

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 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• 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

+23.0% since first listed

8 events — show timeline

• 2026-05-14 Listed $239,900 WAMLS
• 2023-02-15 Listed $269,900 WAMLS
• 2020-09-21 Sold (Public Records) $210,900 Public Records
• 2020-09-11 Sold (MLS) $210,900 WAMLS
• 2020-07-26 Listed $209,900 WAMLS
• 2019-09-04 Sold (Public Records) $197,000 Public Records
• 2019-08-30 Sold (MLS) $197,000 WAMLS
• 2019-06-27 Listed $195,000 WAMLS

Property tax history

+9.9%/yr

Latest (2025): $1,766 · +7.0% YoY. Source: county tax records.