4311 Vassie Dr · Holt, AL 35404

$115,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 77 Days on market

Built 1960 0.25 ac lot $113/sqft · 15% below area Est $135k · 15% under ↓ 37% since listing

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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 +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.2/5.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4311 Vassie Drive, an updated 3-bedroom, 1-bath home offering style, comfort, and convenience in the heart of Tuscaloosa. Inside, you’ll find granite countertops, luxury flooring throughout, and a functional layout perfect for everyday living or investment potential. Step outside to enjoy the covered porch, ideal for relaxing mornings or winding down in the evening. Located just minutes from the energy of University of Alabama, this home provides quick access to game days at Bryant-Denny Stadium, shopping and dining at Midtown Village, and outdoor recreation along the Tuscaloosa Riverwalk. Whether you're looking for a primary residence or an income-producing property, this location offers strong appeal with close proximity to everything Tuscaloosa has to offer. Bham Realty will NOT accept or hold earnest money. Buyer is responsible for verifying all information. Listing brokerage and agent make no representations or warranties regarding the accuracy or completeness.

Key facts

• Covered porch
• Granite countertops
• 0.25 acre lot

Tags

• GRANITE COUNTERTOPS
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#317 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities 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.
• Market conditions: Rents rising fast (+6.8%/yr); 167 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $795 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 + 6.8% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 56% 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.41% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.45%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $135,341
• List price: $115,000
• Delta: -15.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4313 Virginia Dr	0.13mi	3/1.0	1,064 (+4%)	0mo	$160,000	$150	86
4306 Virginia Dr	0.11mi	2/1.0 (-1)	982 (-4%)	4mo	$57,000	$58	80
4500 6th St E	0.20mi	3/1.0	984 (-4%)	18mo	$83,000	$84	69
4503 Highpoint Dr	0.15mi	2/2.0 (-1)	1,057 (+4%)	14mo	$47,500	$45	66
3701 Crescent Gardens Dr	0.36mi	3/2.0	1,103 (+8%)	3mo	$193,000	$175	63
4 The Knl	0.51mi	2/1.0 (-1)	1,034 (+1%)	11mo	$140,000	$135	60
3625 Crescent Gardens Dr	0.41mi	3/2.0	1,141 (+12%)	2mo	$182,900	$160	55
3626 Crescent Gardens Dr	0.41mi	3/2.0	1,146 (+12%)	2mo	$183,000	$160	54
3645 Crescent Gardens Dr	0.37mi	3/2.0	1,104 (+8%)	15mo	$178,685	$162	52
4726 2nd St E	0.63mi	3/2.0	1,100 (+8%)	3mo	$169,000	$154	51
4351 Shaw Dr	0.53mi	3/1.5	900 (-12%)	23mo	$65,000	$72	34

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: 16.2%
• Equity multiple: 1.68×
• Total profit: $21,925
• Equity at exit: $17,147

10-year hold

• IRR: 27.3%
• Equity multiple: 3.84×
• Total profit: $91,593
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$603
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $536

Break-even live

Break-even rent $940

Max offer price $115,000

Occupancy floor 62%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Crescent Ridge Rd E Tuscaloosa, AL	2.0	1.5	850	$995	$1.17	43d	1	0.44mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	43d	1	0.46mi
4220 Keene Dr Tuscaloosa, AL	2.0–3.0	2.0	1119	$850	$0.76	21d	1	0.75mi
5100 Old Birmingham Hwy Tuscaloosa, AL	2.0	1.0–2.0	883	$1,460	$1.65	13d	1	0.76mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	13d	7	0.98mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	43d	5	0.98mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	0.99mi

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 77 DOM
2. 2026-06-17
   days on market $115,000 Active 76 DOM
3. 2026-06-16
   days on market $115,000 Active 75 DOM
4. 2026-06-15
   days on market $115,000 Active 74 DOM
5. 2026-06-14
   days on market $115,000 Active 72 DOM
6. 2026-06-13
   days on market $115,000 Active 71 DOM
7. 2026-06-10
   days on market $115,000 Active 69 DOM
8. 2026-06-09
   days on market $115,000 Active 68 DOM
9. 2026-06-08
   days on market $115,000 Active 67 DOM
10. 2026-06-07
    days on market $115,000 Active 66 DOM
11. 2026-06-05
    days on market $115,000 Active 63 DOM
12. 2026-06-03
    days on market $115,000 Active 62 DOM
13. 2026-06-02
    days on market $115,000 Active 61 DOM
14. 2026-06-01
    days on market $115,000 Active 60 DOM
15. 2026-05-31
    days on market $115,000 Active 59 DOM
16. 2026-05-30
    days on market $115,000 Active 58 DOM
17. 2026-04-29
    price $115,000 997-char remark

    Show marketing remark (997 chars)

    Welcome to 4311 Vassie Drive, an updated 3-bedroom, 1-bath home offering style, comfort, and convenience in the heart of Tuscaloosa. Inside, you’ll find granite countertops, luxury flooring throughout, and a functional layout perfect for everyday living or investment potential. Step outside to enjoy the covered porch, ideal for relaxing mornings or winding down in the evening. Located just minutes from the energy of University of Alabama, this home provides quick access to game days at Bryant-Denny Stadium, shopping and dining at Midtown Village, and outdoor recreation along the Tuscaloosa Riverwalk. Whether you're looking for a primary residence or an income-producing property, this location offers strong appeal with close proximity to everything Tuscaloosa has to offer. Bham Realty will NOT accept or hold earnest money. Buyer is responsible for verifying all information. Listing brokerage and agent make no representations or warranties regarding the accuracy or completeness.

18. 2026-04-02
    listed $125,000 Active 997-char remark

    Show marketing remark (997 chars)

    Welcome to 4311 Vassie Drive, an updated 3-bedroom, 1-bath home offering style, comfort, and convenience in the heart of Tuscaloosa. Inside, you’ll find granite countertops, luxury flooring throughout, and a functional layout perfect for everyday living or investment potential. Step outside to enjoy the covered porch, ideal for relaxing mornings or winding down in the evening. Located just minutes from the energy of University of Alabama, this home provides quick access to game days at Bryant-Denny Stadium, shopping and dining at Midtown Village, and outdoor recreation along the Tuscaloosa Riverwalk. Whether you're looking for a primary residence or an income-producing property, this location offers strong appeal with close proximity to everything Tuscaloosa has to offer. Bham Realty will NOT accept or hold earnest money. Buyer is responsible for verifying all information. Listing brokerage and agent make no representations or warranties regarding the accuracy or completeness.

19. 2026-01-22
    historical $1,020
20. 2026-01-20
    listed $1,020
21. 2025-01-10
    historical $995
22. 2024-12-18
    listed $995
23. 2021-08-20
    soldstatus $111,000
24. 2021-03-15
    soldstatus $33,000
25. 2021-03-08
    soldstatus $33,000 252-char remark

    Show marketing remark (252 chars)

    Take a look at this 3 bedroom/1 bath home. This could be a great addition to a rental portfolio or a potential flip. This home is being sold "AS IS". There are not many opportunities in this market under $40/foot. Schedule your showing today!

26. 2021-01-20
    listed $37,500 252-char remark

    Show marketing remark (252 chars)

    Take a look at this 3 bedroom/1 bath home. This could be a great addition to a rental portfolio or a potential flip. This home is being sold "AS IS". There are not many opportunities in this market under $40/foot. Schedule your showing today!

27. 2020-12-21
    soldstatus $16,000
28. 2019-12-10
    listed $39,500
29. 2012-03-23
    soldstatus $48,700
30. 2008-07-02
    soldstatus $183,750

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$171/yr (+$14/mo · 57.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $19,417
• − Mortgage interest: −$6,442
• − Property taxes: −$300
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,345
• Taxable income: $4,851
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $5,266/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 — Holt

• Score: 59/100
• State rank: #317
• US rank: #19673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holt, AL
• County: Tuscaloosa County · 206,491 people
• City population: 23,553
• 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

-37.4% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $115,000 Greater Alabama MLS
• 2026-04-02 Listed $125,000 Greater Alabama MLS
• 2026-01-22 Rental Removed $1,020 SHOWMOJO
• 2026-01-20 Listed for Rent $1,020 SHOWMOJO
• 2025-01-10 Rental Removed $995 SHOWMOJO
• 2024-12-18 Listed for Rent $995 SHOWMOJO
• 2021-08-20 Sold (Public Records) $111,000 Public Records
• 2021-03-15 Sold (Public Records) $33,000 Public Records
• 2021-03-08 Sold (MLS) $33,000 WAMLS
• 2021-01-20 Listed $37,500 WAMLS
• 2020-12-21 Sold (Public Records) $16,000 Public Records
• 2019-12-10 Listed $39,500 WAMLS
• 2012-03-23 Sold (Public Records) $48,700 Public Records
• 2008-07-02 Sold (Public Records) $183,750 Public Records

Property tax history

+1.4%/yr

Latest (2025): $300 · +6.9% YoY. Source: county tax records.