5729 Kew Ln · Tuscaloosa, AL 35405

$218,500

4 bd · 1.0 ba · 2,097 sqft · SingleFamily public records · 50 Days on market

Built 1970 0.42 ac lot Est $283k · 23% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the peaceful community of Morayshire Estates, this charming 3-bedroom, 2-bath all-brick home sits on a spacious corner lot with plenty of room for parking. Inside, you’ll find a welcoming foyer, formal dining room, cozy living room, and a den complete with a fireplace, perfect for relaxing on chilly evenings. Sit on the back patio and enjoy a flat, large backyard! There’s also a bonus room that can easily serve as a 4th bedroom, flex space, or home office to fit your needs. Major systems have been thoughtfully updated, the roof is less than 7 years old, and both the HVAC and hot water heater are under 5 years old, with an updated electrical system as well. Don’t

Key facts

• Large backyard
• Bonus room
• Updated hvac

Tags

• CORNER LOT
• BACK PATIO
• LARGE BACKYARD
• BONUS ROOM
• UPDATED ELECTRICAL SYSTEM
• UPDATED HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $212k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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: Southview Elementary School (math 3% / reading 26%, grade F, #528 of 627 statewide, top 84%, 713 students, 71% 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-school proficiency averages 12% at this address vs 30% district-wide (-17 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 (+5.4%/yr); 457 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $117k; list at $218k implies a 87% gain — meaningful room to come down on a strong offer.

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 $211,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $283,095
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5729 Kew Ln	0.00mi	4/2.0	2,097 (0%)	1mo	$225,000	$107	95
6504 10th Ct	0.56mi	4/2.0	2,242 (+7%)	0mo	$301,000	$134	58
1219 Montrose Dr	0.12mi	4/2.5	2,383 (+14%)	14mo	$265,000	$111	54
1548 Ozier Dr	0.58mi	3/2.0 (-1)	2,264 (+8%)	3mo	$361,500	$160	48
6400 Plantation Ct	0.56mi	3/2.0 (-1)	1,857 (-11%)	10mo	$250,000	$135	38
820 66th St	0.69mi	3/2.0 (-1)	1,843 (-12%)	4mo	$280,000	$152	35
1660 Arborway Cir	0.61mi	4/3.0	2,386 (+14%)	22mo	$384,900	$161	22

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,818
• Equity at exit: $32,579

10-year hold

• IRR: 11.1%
• Equity multiple: 1.95×
• Total profit: $58,098
• Equity at exit: $18,892

Cash invested: $61,180 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,146
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $442

Break-even live

Break-even rent $1,653

Max offer price $218,500

Occupancy floor 75%

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: $54,625
• Closing costs: $6,555
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.87mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.89mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.91mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.92mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.96mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	20d	11	0.97mi
8002 Shadesbrook Dr Tuscaloosa, AL	3.0	2.0	1620	$1,510	$0.93	20d	1	1.15mi
8005 Shadesbrook Dr Tuscaloosa, AL	4.0	2.0	1620	$1,995	$1.23	13d	1	1.16mi

Listing history 7 events

1. 2025-12-26
   status Pending
2. 2025-12-04
   status Active
3. 2025-12-04
   price $218,500
4. 2025-11-13
   status Pending
5. 2025-10-15
   listed $225,000 Active
6. 2020-05-01
   listed $218,900
7. 2008-04-09
   soldstatus $117,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$70/yr (+$6/mo · 8.4%)

ⓘ 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 2/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,550
• − Mortgage interest: −$12,239
• − Property taxes: −$826
• − Insurance: −$1,092
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$6,356
• Taxable income: $1,788
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $4,877/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): 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

+86.8% since first listed

7 events — show timeline

• 2025-12-26 Pending — WAMLS
• 2025-12-04 Relisted — WAMLS
• 2025-12-04 Price Changed $218,500 WAMLS
• 2025-11-13 Pending — WAMLS
• 2025-10-15 Listed $225,000 WAMLS
• 2020-05-01 Listed $218,900 WAMLS
• 2008-04-09 Sold (Public Records) $117,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $826 · +6.9% YoY. Source: county tax records.