2123 18th Ave E · Tuscaloosa, AL 35404

$189,000

3 bd · 1.0 ba · 1,894 sqft · SingleFamily public records · 88 Days on market

Built 1982 0.25 ac lot $100/sqft · 24% below area Est $250k · 24% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

Charming single-family home in Tuscaloosa, AL built in 1982. This cozy home features 2 bathrooms, a spacious finished area of 1,894 sq. ft. , and sits on a generous lot size of 11,325.6 sq. ft. Perfect for a growing family or those looking for a peaceful retreat in a desirable neighborhood. Close to schools, shopping, and parks. Don't miss out on this fantastic opportunity to make this house your new home!. Great Investment!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $2,033/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 1531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $96k; list at $189k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $249,593
• List price: $189,000
• Delta: -24.28%
• 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
2305 Cross Creek Dr	0.32mi	3/2.0	1,849 (-2%)	2mo	$255,000	$138	75
2515 Linda Dr	0.40mi	4/2.0 (+1)	1,906 (+1%)	3mo	$250,000	$131	68
2270 Cross Creek Dr	0.36mi	3/2.0	1,744 (-8%)	2mo	$295,000	$169	65
2330 Cross Creek Dr	0.34mi	3/2.0	1,719 (-9%)	6mo	$290,000	$169	60
1409 14th St E	0.64mi	3/1.0	1,968 (+4%)	7mo	$189,500	$96	58
125 Circlewood	0.52mi	3/2.0	1,702 (-10%)	2mo	$166,500	$98	54
126 Brookhaven Dr	0.67mi	3/2.0	1,822 (-4%)	6mo	$329,500	$181	53
2108 Lavera Dr	0.47mi	3/2.0	2,173 (+15%)	4mo	$225,000	$104	46
26 Brookhaven Dr	0.64mi	3/2.0	1,665 (-12%)	0mo	$293,500	$176	46
10 Elmira Dr	0.49mi	3/2.0	2,161 (+14%)	5mo	$232,500	$108	46
19 Fairway Dr	0.70mi	4/2.0 (+1)	1,715 (-10%)	1mo	$230,000	$134	42
2464 Valley View Ln	0.64mi	4/3.0 (+1)	2,141 (+13%)	7mo	$310,000	$145	30

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,929
• Equity at exit: $28,181

10-year hold

• IRR: 12.4%
• Equity multiple: 2.15×
• Total profit: $60,820
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$991
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $323

Break-even live

Break-even rent $1,624

Max offer price $189,000

Occupancy floor 79%

Sensitivity live

Price	-10% $430	-5% $377	+0% $323	+5% $270	+10% $216
Rent	-10% $163	-5% $243	+0% $323	+5% $404	+10% $484
Rate	-1.0pp $418	-0.5pp $371	base $323	+0.5pp $274	+1.0pp $224

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	45d	1	0.57mi
105 Eastwood Tuscaloosa, AL	3.0	2.0	1891	$1,525	$0.81	22d	1	0.74mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	45d	1	0.74mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	22d	1	0.83mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	22d	1	0.92mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	45d	1	0.99mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	45d	1	0.99mi
1726 10th St E Tuscaloosa, AL	3.0	3.0	1760	$2,250	$1.28	15d	2	0.99mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	22d	2	1.05mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	15d	4	1.10mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	45d	1	1.13mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	45d	1	1.17mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	45d	1	1.19mi
829 21st Ave E Tuscaloosa, AL	3.0	3.5	1792	$2,569	$1.43	45d	1	1.20mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	15d	1	1.20mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	45d	1	1.21mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	22d	1	1.26mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	45d	4	1.35mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	45d	4	1.37mi
1619 1st Ave Tuscaloosa, AL	4.0	2.0	1656	$1,600	$0.97	15d	1	1.37mi
2919 University Blvd E Tuscaloosa, AL	3.0	1.5	1968	$1,800	$0.91	45d	1	1.40mi

Listing history 20 events

1. 2026-06-21
   days on market $189,000 Active 88 DOM
2. 2026-06-18
   days on market $189,000 Active 85 DOM
3. 2026-06-17
   days on market $189,000 Active 84 DOM
4. 2026-06-16
   days on market $189,000 Active 83 DOM
5. 2026-06-15
   days on market $189,000 Active 82 DOM
6. 2026-06-14
   days on market $189,000 Active 80 DOM
7. 2026-06-13
   days on market $189,000 Active 79 DOM
8. 2026-06-10
   days on market $189,000 Active 77 DOM
9. 2026-06-09
   days on market $189,000 Active 76 DOM
10. 2026-06-08
    days on market $189,000 Active 75 DOM
11. 2026-06-07
    days on market $189,000 Active 74 DOM
12. 2026-06-05
    days on market $189,000 Active 71 DOM
13. 2026-06-03
    days on market $189,000 Active 70 DOM
14. 2026-06-02
    days on market $189,000 Active 69 DOM
15. 2026-06-01
    days on market $189,000 Active 68 DOM
16. 2026-05-31
    days on market $189,000 Active 67 DOM
17. 2026-05-30
    days on market $189,000 Active 66 DOM
18. 2026-03-31
    status Active 428-char remark

    Show marketing remark (428 chars)

    Charming single-family home in Tuscaloosa, AL built in 1982. This cozy home features 2 bathrooms, a spacious finished area of 1,894 sq. ft. , and sits on a generous lot size of 11,325.6 sq. ft. Perfect for a growing family or those looking for a peaceful retreat in a desirable neighborhood. Close to schools, shopping, and parks. Don't miss out on this fantastic opportunity to make this house your new home!. Great Investment!

19. 2026-02-15
    listed $189,000 Active 428-char remark

    Show marketing remark (428 chars)

    Charming single-family home in Tuscaloosa, AL built in 1982. This cozy home features 2 bathrooms, a spacious finished area of 1,894 sq. ft. , and sits on a generous lot size of 11,325.6 sq. ft. Perfect for a growing family or those looking for a peaceful retreat in a desirable neighborhood. Close to schools, shopping, and parks. Don't miss out on this fantastic opportunity to make this house your new home!. Great Investment!

20. 2019-04-12
    soldstatus $96,000

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $2,559 · $213/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $24,400
• − Mortgage interest: −$10,587
• − Property taxes: −$2,559
• − Insurance: −$945
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$5,498
• Taxable income: $907
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $3,661/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

+96.9% since first listed

3 events — show timeline

• 2026-03-31 Relisted — MAAR
• 2026-02-15 Listed $189,000 MAAR
• 2019-04-12 Sold (Public Records) $96,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,559 · +39.3% YoY. Source: county tax records.