2120 4th Pl E · Tuscaloosa, AL 35404

$80,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 65 Days on market

Built 1974 5,663 sqft lot $67/sqft · 38% below area Est $128k · 38% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Don't miss out on this investment opportunity! This property has a lot of potential! Metal roof and covered driveway! Functional bedroom space and spacious kitchen! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property.

Key facts

• Metal roof
• Spacious kitchen
• Covered driveway

Tags

• METAL ROOF
• COVERED DRIVEWAY
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 167 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; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 45% of the median local income ($49k/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 $553 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 + 6.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 59% 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 2.27% ✓
• Cap rate: 19.54%
• Cash-on-cash: 47.32%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (median comp): $128,459
• List price: $80,000
• Delta: -37.72%
• 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
2131 5th St E	0.09mi	3/2.0	1,150 (-3%)	1mo	$219,900	$191	86
307 Short 24th Ave E	0.23mi	3/2.0	1,145 (-4%)	5mo	$185,000	$162	75
2012 6th St E	0.13mi	3/1.0	1,032 (-13%)	1mo	$199,900	$194	72
108 22nd Ave NE	0.39mi	3/2.0	1,150 (-3%)	3mo	$209,900	$183	70
63 Juanita Dr	0.57mi	3/2.0	1,196 (+1%)	2mo	$116,500	$97	67
413 26th Ave E	0.39mi	3/2.0	1,120 (-6%)	6mo	$110,000	$98	63
2806 Sunset Dr NE	0.67mi	3/1.0	1,212 (+2%)	8mo	$188,000	$155	59
2624 3rd St E	0.43mi	3/2.0	1,092 (-8%)	8mo	$165,000	$151	56
2803 Sunset Dr NE	0.60mi	3/2.0	1,237 (+4%)	7mo	$199,900	$162	55
513 31st Ave E	0.73mi	3/1.0	1,100 (-7%)	12mo	$199,000	$181	44
2902 1st St E	0.68mi	3/2.0	1,318 (+11%)	6mo	$168,000	$127	41
1119 23rd Ave Ave E	0.64mi	3/2.0	1,056 (-11%)	11mo	$195,000	$185	39

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: 45.2%
• Equity multiple: 3.07×
• Total profit: $46,363
• Equity at exit: $11,928

10-year hold

• IRR: 52.8%
• Equity multiple: 7.24×
• Total profit: $139,755
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $817

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 50%

Sensitivity live

Price	-10% $872	-5% $844	+0% $817	+5% $789	+10% $762
Rent	-10% $673	-5% $745	+0% $817	+5% $889	+10% $960
Rate	-1.0pp $857	-0.5pp $837	base $817	+0.5pp $796	+1.0pp $775

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	14d	4	0.46mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	22d	2	0.48mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	14d	4	0.49mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	44d	2	0.49mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	44d	1	0.57mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	14d	7	0.67mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	44d	5	0.67mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	14d	1	0.73mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	44d	1	0.78mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	22d	1	0.88mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	44d	1	1.04mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	45d	1	1.05mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	1.05mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	44d	1	1.19mi
622 4th St NE Unit Highland 4 Tuscaloosa, AL	2.0	2.0	1150	$1,080	$0.94	44d	1	1.21mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	22d	1	1.31mi
931 Crescent Ridge Rd E Tuscaloosa, AL	2.0	1.5	850	$995	$1.17	44d	1	1.32mi
680 6th Ave NE #3401 Tuscaloosa, AL	3.0	3.0	1266	$2,300	$1.82	44d	1	1.34mi
680 6th Ave NE Unit WC3407 A Tuscaloosa, AL	3.0	3.0	1266	$1,200	$0.95	44d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $80,000 Active 65 DOM
2. 2026-06-17
   days on market $80,000 Active 64 DOM
3. 2026-06-16
   days on market $80,000 Active 63 DOM
4. 2026-06-15
   days on market $80,000 Active 62 DOM
5. 2026-06-14
   days on market $80,000 Active 60 DOM
6. 2026-06-13
   days on market $80,000 Active 59 DOM
7. 2026-06-10
   days on market $80,000 Active 57 DOM
8. 2026-06-09
   days on market $80,000 Active 56 DOM
9. 2026-06-08
   days on market $80,000 Active 55 DOM
10. 2026-06-07
    days on market $80,000 Active 54 DOM
11. 2026-06-05
    days on market $80,000 Active 51 DOM
12. 2026-06-03
    days on market $80,000 Active 50 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-05-30
    days on market $80,000 Active 46 DOM
17. 2026-05-06
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Don't miss out on this investment opportunity! This property has a lot of potential! Metal roof and covered driveway! Functional bedroom space and spacious kitchen! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property.

18. 2026-03-24
    listed $100,000 Active 302-char remark

    Show marketing remark (302 chars)

    Don't miss out on this investment opportunity! This property has a lot of potential! Metal roof and covered driveway! Functional bedroom space and spacious kitchen! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $21,815
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$2,327
• Taxable income: $9,118
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $7,613/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

2 events — show timeline

• 2026-05-06 Pending — WAMLS
• 2026-03-24 Listed $100,000 WAMLS