198 Wexford Way Way · Tuscaloosa, AL 35405

$219,900

3 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 6 Days on market

Built 2010 0.30 ac lot $164/sqft · 14% below area Est $257k · 14% under

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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 +15.3/30.0
• ARV discount +14.0/15.0
• DSCR +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom/2 bath home conveniently located in Braelin Village. This home was recently updated with new paint, flooring, and fixtures. The primary suite features a walk-in closet, vaulted ceilings, double vanity, walk-in shower and a soaking tub. The kitchen opens up to a covered back porch and fenced yard in the cul-de-sac. This home is close to Hillcrest High School, shopping, local restaurants. Schedule your showing TODAY!

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2010

Property features AI

Finance

• Other: Subdivision: Braelin Village
• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Attached garage; 2 garage spaces; Concrete driveway
• Utilities: Cable available; Sewer connected
• Home design: Single-family residence; One level; Brick veneer and vinyl siding
• Construction: Composition shingle roof
• Exterior features: Patio; Wood fencing; Paved road access

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric water heater; Refrigerator
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $79 ($952/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 $180k (18.1% below list).
• Recommended offer: $180k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 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.
• Zoned schools: Englewood Elementary School (math 19% / reading 48%, grade F, #318 of 627 statewide, top 51%, 512 students, 74% FRL); Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 69% FRL vs 45% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 457 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 35% 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,196 (18.1% 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: 0.82% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $256,805
• List price: $219,900
• Delta: -14.37%
• 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
198 Wexford Way Way	0.00mi	3/2.0	1,339 (0%)	0mo	$215,000	$161	100
200 Roscommon Rd	0.05mi	3/2.0	1,380 (+3%)	0mo	$230,000	$167	93
162 Wexford Way	0.09mi	3/2.0	1,269 (-5%)	6mo	$214,900	$169	82
128 Roscommon Rd Rd	0.16mi	3/2.0	1,438 (+7%)	3mo	$235,000	$163	77
125 Roscommon Rd	0.17mi	3/2.0	1,272 (-5%)	9mo	$225,000	$177	76
165 Roscommon Rd	0.07mi	3/2.0	1,473 (+10%)	7mo	$215,000	$146	74
9046 Cotton Field Cir	0.19mi	3/2.0	1,478 (+10%)	5mo	$204,150	$138	70
335 Old Bridge Rd	0.32mi	3/2.0	1,508 (+13%)	3mo	$258,900	$172	62
333 Prairie Field Drive Dr	0.46mi	3/2.0	1,465 (+9%)	6mo	$255,900	$175	58
481 Prairie Field Dr	0.51mi	3/2.0	1,525 (+14%)	10mo	$255,000	$167	45
9332 Parkway Gardens Loop	0.61mi	4/2.0 (+1)	1,497 (+12%)	3mo	$284,900	$190	44
9218 Parkway Gardens Loop	0.65mi	4/2.0 (+1)	1,497 (+12%)	3mo	$274,900	$184	43

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-26,170
• Equity at exit: $32,788

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,764
• Equity at exit: $19,013

Cash invested: $61,572 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $79

Break-even live

Break-even rent $1,702

Max offer price $219,900

Occupancy floor 91%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Wexford Way Tuscaloosa, AL	4.0	2.0	1498	$1,745	$1.16	21d	1	0.13mi
9046 Cotton Field Cir Tuscaloosa, AL	3.0	2.0	1478	$1,645	$1.11	43d	1	0.20mi
9332 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1497	$1,706	$1.14	43d	1	0.64mi
9212 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,796	$1.01	43d	1	0.66mi
9230 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,995	$1.12	43d	1	0.69mi
9576 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1493	$1,795	$1.20	43d	1	0.72mi
9594 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1679	$1,795	$1.07	43d	1	0.73mi
9295 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1583	$1,745	$1.10	43d	1	0.87mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	21d	11	1.41mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	1.42mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	1.47mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	1.47mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	1.50mi

Listing history 9 events

1. 2026-05-13
   status Pending 500-char remark
2. 2026-05-07
   listed $219,900 Active 500-char remark
3. 2026-04-02
   price $219,900
4. 2026-03-25
   price $226,900
5. 2026-02-16
   listed $229,900 Active
6. 2023-01-12
   soldstatus $195,000
7. 2023-01-10
   soldstatus $195,000 Closed

   Show marketing remark (434 chars)

   Great 3 bedroom/2 bath home conveniently located in Braelin Village. This home was recently updated with new paint, flooring, and fixtures. The primary suite features a walk-in closet, vaulted ceilings, double vanity, walk-in shower and a soaking tub. The kitchen opens up to a covered back porch and fenced yard in the cul-de-sac. This home is close to Hillcrest High School, shopping, local restaurants. Schedule your showing TODAY!

8. 2022-12-09
   status Pending

   Show marketing remark (434 chars)

   Great 3 bedroom/2 bath home conveniently located in Braelin Village. This home was recently updated with new paint, flooring, and fixtures. The primary suite features a walk-in closet, vaulted ceilings, double vanity, walk-in shower and a soaking tub. The kitchen opens up to a covered back porch and fenced yard in the cul-de-sac. This home is close to Hillcrest High School, shopping, local restaurants. Schedule your showing TODAY!

9. 2022-12-07
   listed $199,900 Active

   Show marketing remark (434 chars)

   Great 3 bedroom/2 bath home conveniently located in Braelin Village. This home was recently updated with new paint, flooring, and fixtures. The primary suite features a walk-in closet, vaulted ceilings, double vanity, walk-in shower and a soaking tub. The kitchen opens up to a covered back porch and fenced yard in the cul-de-sac. This home is close to Hillcrest High School, shopping, local restaurants. Schedule your showing TODAY!

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,193 · $99/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $21,624
• − Mortgage interest: −$12,318
• − Property taxes: −$1,193
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,397
• Taxable loss: −$2,844
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $1,634/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 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 — 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 · 206,491 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: 1963.0

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 0.56)
• 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

+7.6% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $215,000 WAMLS
• 2026-05-13 Pending — WAMLS
• 2026-05-07 Listed $219,900 WAMLS
• 2026-04-02 Price Changed $219,900 WAMLS
• 2026-03-25 Price Changed $226,900 WAMLS
• 2026-02-16 Listed $229,900 WAMLS
• 2023-01-12 Sold (Public Records) $195,000 Public Records
• 2023-01-10 Sold (MLS) $195,000 WAMLS
• 2022-12-09 Pending — WAMLS
• 2022-12-07 Listed $199,900 WAMLS

Property tax history

+12.3%/yr

Latest (2025): $1,193 · +6.1% YoY. Source: county tax records.