1411 Gingerwood Ln · Tuscaloosa, AL 35405

$249,900

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 1 Days on market

Built 2005 6,534 sqft lot $161/sqft · at area comps Est $252k · at est. $33/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +8.0/15.0
• DSCR +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private garden home community, close to interstate and downtown. In the Hillcrest School zone. Very popular home plan, with 3 bedrooms and 2 baths, master has whirlpool tub and a separate shower, formal dining room and a breakfast area! A covered back porch. This home is ready to go! With new carpets and freshly painted and a new heating and cooling system, washer and dryer and refrigerator stay!!

Key facts

• Gingerwood community
• Fresh new carpet
• 6,534 sq ft lot

Tags

• GINGERWOOD COMMUNITY
• FRESH NEW CARPET
• PEACEFUL QUIET LIVING
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400 (about $33.33/month)

Exterior

• Parking: Attached garage; Driveway; Concrete surfaces
• Security: Security system; Smoke detectors
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Brick construction; Slab foundation; Composition shingle roof
• Exterior features: Covered patio; Patio; Block fencing; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Gas water heater
• Bedrooms: Total rooms: 7
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling; Ceiling fans for cooling
• Interior features: Ceiling fans; Walk-in closets; Blinds on windows; Fireplace with gas log in the living room
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $235 ($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 $219k (12.3% below list).
• Recommended offer: $219k (12.3% 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 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: Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 65% FRL vs 45% district-wide (19 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 42% 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 1 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.
• Current owner paid $167k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $219,117 (12.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $252,476
• List price: $249,900
• Delta: -1.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 Gingerwood Lane Ln	0.04mi	3/2.0	1,531 (-1%)	1mo	$250,000	$163	96
1406 Plantation Rd	0.13mi	3/2.0	1,526 (-2%)	11mo	$209,900	$138	82
1725 Crabtree Circle Cir	0.51mi	3/2.0	1,554 (+0%)	0mo	$240,000	$154	75
1010 61st St	0.39mi	3/2.0	1,474 (-5%)	2mo	$200,000	$136	72
1601 Hunters Run	0.53mi	3/2.0	1,669 (+8%)	9mo	$250,000	$150	55
6225 Mimosa Gardens Cir	0.46mi	3/2.0	1,322 (-15%)	2mo	$230,000	$174	53
850 Walnut Dr	0.29mi	3/2.0	1,320 (-15%)	11mo	$275,000	$208	53
2238 Summer Haven Ln	0.71mi	3/2.0	1,690 (+9%)	0mo	$258,900	$153	52
6204 Mimosa Gardens Cir	0.47mi	4/2.0 (+1)	1,418 (-9%)	12mo	$220,000	$155	48
6298 Mimosa Gardens Cir	0.46mi	3/2.0	1,360 (-12%)	12mo	$224,900	$165	48
629 71st St	0.58mi	3/2.0	1,319 (-15%)	12mo	$220,000	$167	38
1775 Crabtree Cir	0.60mi	3/2.0	1,320 (-15%)	11mo	$242,000	$183	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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-20,148
• Equity at exit: $37,261

10-year hold

• IRR: 4.4%
• Equity multiple: 1.36×
• Total profit: $24,878
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $235

Break-even live

Break-even rent $1,893

Max offer price $249,900

Occupancy floor 84%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.26mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.32mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.33mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.35mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.39mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	21d	11	0.40mi
1800 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$1,095	$1.34	43d	1	0.68mi
7501 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$2,170	$2.65	43d	1	0.89mi
8002 Shadesbrook Dr Tuscaloosa, AL	3.0	2.0	1620	$1,510	$0.93	21d	1	0.99mi
8005 Shadesbrook Dr Tuscaloosa, AL	4.0	2.0	1620	$1,995	$1.23	13d	1	1.01mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-17
   days on marketlisting id $249,900 Active 1 DOM
2. 2026-04-28
   status Active 614-char remark
3. 2026-04-22
   status Pending 614-char remark
4. 2026-04-20
   listed $249,900 Active 614-char remark
5. 2019-05-31
   soldstatus $167,000 400-char remark

   Show marketing remark (400 chars)

   Private garden home community, close to interstate and downtown. In the Hillcrest School zone. Very popular home plan, with 3 bedrooms and 2 baths, master has whirlpool tub and a separate shower, formal dining room and a breakfast area! A covered back porch. This home is ready to go! With new carpets and freshly painted and a new heating and cooling system, washer and dryer and refrigerator stay!!

6. 2019-05-31
   soldstatus $167,000

   Show marketing remark (400 chars)

   Private garden home community, close to interstate and downtown. In the Hillcrest School zone. Very popular home plan, with 3 bedrooms and 2 baths, master has whirlpool tub and a separate shower, formal dining room and a breakfast area! A covered back porch. This home is ready to go! With new carpets and freshly painted and a new heating and cooling system, washer and dryer and refrigerator stay!!

7. 2019-03-21
   listed $169,900 400-char remark

   Show marketing remark (400 chars)

   Private garden home community, close to interstate and downtown. In the Hillcrest School zone. Very popular home plan, with 3 bedrooms and 2 baths, master has whirlpool tub and a separate shower, formal dining room and a breakfast area! A covered back porch. This home is ready to go! With new carpets and freshly painted and a new heating and cooling system, washer and dryer and refrigerator stay!!

8. 2014-09-19
   soldstatus $171,214

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$448/yr (+$37/mo · 77.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $26,294
• − Mortgage interest: −$13,998
• − Property taxes: −$576
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$396
• − Depreciation: −$7,270
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $3,161/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

+46.0% since first listed

8 events — show timeline

• 2026-06-17 Listed $249,900 WAMLS
• 2026-04-28 Relisted — WAMLS
• 2026-04-22 Pending — WAMLS
• 2026-04-20 Listed $249,900 WAMLS
• 2019-05-31 Sold (Public Records) $167,000 Public Records
• 2019-05-31 Sold (MLS) $167,000 WAMLS
• 2019-03-21 Listed $169,900 WAMLS
• 2014-09-19 Sold (Public Records) $171,214 Public Records

Property tax history

+7.1%/yr

Latest (2025): $576 · +7.6% YoY. Source: county tax records.