2228 Lavera Dr · Tuscaloosa, AL 35404

$125,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 2 Days on market

Built 1948 0.32 ac lot $100/sqft · 28% below area Est $174k · 28% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Come see this 3 bedroom, 2 bath home priced under $125,000 and conveniently located just minutes from shopping, the University of Alabama, and the interstate! Situated on a quiet street on Lavera Drive, this home offers a functional layout with a kitchen featuring a wall oven, cooktop, and island. Both full bathrooms include tiled showers. Enjoy a fenced yard and a covered side patio, perfect for outdoor use. Sold as-is, this property presents a great opportunity for buyers seeking value and convenience.

Key facts

• Kitchen cooktop
• Fenced yard
• Tiled showers

Tags

• KITCHEN FEATURING WALL OVEN
• KITCHEN COOKTOP
• KITCHEN ISLAND
• TILED SHOWERS
• FENCED YARD
• COVERED SIDE PATIO

Property features AI

Exterior

• Parking: Attached garage/carport; 2-car garage; Concrete driveway
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Brick construction; Metal roof
• Exterior features: Covered patio; Wrought iron fencing; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Fireplace in the living room; Water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.1% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 40% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $174,204
• List price: $125,000
• Delta: -28.24%
• 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
2237 Lavera Dr	0.04mi	3/1.0	1,234 (-1%)	4mo	$155,000	$126	93
1432 20th Ave E	0.20mi	3/1.0	1,154 (-8%)	2mo	$165,000	$143	76
1816 24th Ave E	0.20mi	3/1.5	1,228 (-2%)	12mo	$180,000	$147	76
1613 18th Ave E	0.28mi	3/2.0	1,320 (+6%)	2mo	$192,000	$145	72
1630 23rd Ave Ave E	0.11mi	4/3.0 (+1)	1,208 (-3%)	6mo	$117,000	$97	71
1402 14th St E	0.56mi	3/1.0	1,200 (-4%)	1mo	$194,900	$162	67
1426 21st Ave E	0.19mi	3/2.0	1,419 (+14%)	3mo	$193,000	$136	62
1401 14th St E	0.55mi	3/2.0	1,206 (-4%)	5mo	$144,500	$120	60
1135 14th Place Pl E	0.69mi	3/2.0	1,216 (-3%)	0mo	$225,000	$185	59
2726 Loop Rd	0.71mi	3/2.0	1,175 (-6%)	4mo	$200,000	$170	50
1929 24th Ave E	0.28mi	2/2.5 (-1)	1,082 (-13%)	9mo	$202,000	$187	46
1309 13th St E	0.62mi	4/2.0 (+1)	1,200 (-4%)	11mo	$195,000	$163	46

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: 12.4%
• Equity multiple: 1.51×
• Total profit: $18,013
• Equity at exit: $18,638

10-year hold

• IRR: 24.0%
• Equity multiple: 3.44×
• Total profit: $85,321
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $499

Break-even live

Break-even rent $996

Max offer price $125,000

Occupancy floor 64%

Sensitivity live

Price	-10% $570	-5% $535	+0% $499	+5% $464	+10% $429
Rent	-10% $371	-5% $435	+0% $499	+5% $564	+10% $628
Rate	-1.0pp $562	-0.5pp $531	base $499	+0.5pp $467	+1.0pp $434

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	15d	1	0.21mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	46d	1	0.21mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	45d	1	0.21mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	45d	1	0.46mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	45d	1	0.54mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	45d	1	0.59mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	15d	4	0.62mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	45d	2	0.62mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	15d	4	0.65mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	22d	2	0.65mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	22d	1	0.66mi
1726 10th St E Tuscaloosa, AL	3.0	3.0	1760	$2,250	$1.28	15d	2	0.68mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	15d	1	0.74mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	15d	1	0.76mi
829 21st Ave E Tuscaloosa, AL	3.0	3.5	1792	$2,569	$1.43	45d	1	0.77mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	22d	1	0.85mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	45d	1	0.93mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	45d	5	1.19mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	15d	7	1.19mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	22d	1	1.22mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	22d	2	1.22mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	45d	1	1.24mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	45d	1	1.25mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	45d	1	1.31mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	45d	1	1.35mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	45d	1	1.37mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	45d	1	1.40mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	22d	1	1.42mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	45d	1	1.48mi

Listing history 2 events

1. 2026-05-15
   status Pending 509-char remark
2. 2026-05-13
   listed $125,000 Active 509-char remark

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $951 · $79/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 ≥108°F today · 19 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: $19,539
• − Mortgage interest: −$7,002
• − Property taxes: −$951
• − Insurance: −$625
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$3,636
• Taxable income: $4,198
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,986/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

• 2026-05-15 Pending — WAMLS
• 2026-05-13 Listed $125,000 WAMLS

Property tax history

+5.2%/yr

Latest (2025): $951 · +7.0% YoY. Source: county tax records.