13730 Koffman Loop · Northport, AL 35475

$84,900

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 51 Days on market

Built 1984 1.10 ac lot $62/sqft · 58% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming single-level residence offers 3 bedrooms and 2 bathrooms, situated on a generous 1.1-acre lot that includes 2 useful outbuildings. While it presents a fantastic investment opportunity or an excellent starter home, it does require some updates in select areas, making it ideal for buyers who enjoy personalizing their living space and adding their own unique touches to create their dream home.

Key facts

• 1.1-acre lot
• 1.1 acre lot
• Built 1984

Tags

• 1.1-ACRE LOT
• 2 USEFUL OUTBUILDINGS

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Single-family residence; One level
• Construction: Frame construction; Composition shingle roof; Built with a foundation typical for frame construction
• Exterior features: Outbuilding on the property; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; No fireplace
• Laundry & utility: Indoor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 4.2% in Northport — 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 78/100 on livability (#8 in AL, #2,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• 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: Walker Elementary School (math 49% / reading 63%, grade C+, #83 of 627 statewide, top 13%, 760 students, 43% FRL); Northside Middle School (math 22% / reading 49%, grade F, #81 of 257 statewide, top 33%, 405 students, 45% FRL); Northside High School (math 32% / reading 27%, grade F, #70 of 305 statewide, top 27%, 494 students, 50% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 241 active listings in the ZIP; solid renter incomes; 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 $587 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.19% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.56%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $200,808
• List price: $84,900
• Delta: -57.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14367 Koffman Ranch Rd	0.16mi	3/2.0	1,372 (+0%)	21mo	$199,900	$146	74
14402 Hwy 171	0.35mi	3/2.0	1,450 (+6%)	3mo	$194,000	$134	72
14110 Mary Dr	0.69mi	3/2.0	1,456 (+6%)	6mo	$178,450	$123	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 2.79×
• Total profit: $42,488
• Equity at exit: $12,659

10-year hold

• IRR: 47.8%
• Equity multiple: 5.61×
• Total profit: $109,500
• Equity at exit: $7,341

Cash invested: $23,772 (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 35475

• Home prices YoY: -20.8%
• Active inventory: 241
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $883

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 48%

Sensitivity live

Price	-10% $941	-5% $912	+0% $883	+5% $853	+10% $824
Rent	-10% $736	-5% $809	+0% $883	+5% $956	+10% $1,030
Rate	-1.0pp $925	-0.5pp $904	base $883	+0.5pp $861	+1.0pp $838

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 51 DOM
2. 2026-06-17
   days on market $84,900 Active 50 DOM
3. 2026-06-16
   days on market $84,900 Active 49 DOM
4. 2026-06-15
   days on market $84,900 Active 48 DOM
5. 2026-06-14
   days on market $84,900 Active 46 DOM
6. 2026-06-13
   days on market $84,900 Active 45 DOM
7. 2026-06-10
   days on market $84,900 Active 43 DOM
8. 2026-06-09
   days on market $84,900 Active 42 DOM
9. 2026-06-08
   days on market $84,900 Active 41 DOM
10. 2026-06-07
    days on market $84,900 Active 40 DOM
11. 2026-06-05
    days on market $84,900 Active 37 DOM
12. 2026-06-03
    days on market $84,900 Active 36 DOM
13. 2026-06-02
    days on market $84,900 Active 35 DOM
14. 2026-06-01
    days on market $84,900 Active 34 DOM
15. 2026-05-31
    days on market $84,900 Active 33 DOM
16. 2026-05-30
    days on market $84,900 Active 32 DOM
17. 2026-04-28
    listed $84,900 Active 407-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,320
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$2,470
• Taxable income: $9,825
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $8,234/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 — Northport

• Score: 78/100
• State rank: #8
• US rank: #2686

Category grades

Amenities A- Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscaloosa County · 206,491 people
• City population: 47,464
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,745
• Household income: $108,559
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 49.0

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: Predominantly White (94%)
• Race & ethnicity: White 94% Black 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.83%
• Current HPI: 228.4417
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-28 Listed $84,900 WAMLS