14269 Southland Dr · Tuscaloosa, AL 35405

$259,900

3 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 22 Days on market

Built 1997 0.41 ac lot $143/sqft · 17% below area Est $313k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained three-bedroom, two-bath home with an open-concept layout designed for comfortable living. The kitchen offers ample storage and flows seamlessly into the main living and dining areas, making it a space for everyday use and entertaining. The living room features a wood-burning fireplace, adding warmth and character to the space. The primary suite includes a spacious bathroom with double sinks, a separate tub, and a walk-in shower. Additional made for outdoor gatherings and relaxation. This home offers a functional layout with plenty of space inside and out.

Key facts

• Double sinks
• Separate tub
• Spacious bathroom

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE STORAGE
• WOOD-BURNING FIREPLACE
• SPACIOUS BATHROOM
• DOUBLE SINKS
• SEPARATE TUB

Property features AI

Finance

• Other: Located in Southland Estates

Exterior

• Parking: Concrete driveway
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Paved road access; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Wood-burning fireplace; Water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (37.3% below list).
• Recommended offer: $163k (37.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Big Sandy Elementary (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 480 students, 54% FRL); Duncanville Middle School (math 18% / reading 51%, grade F, #90 of 257 statewide, top 38%, 463 students, 65% FRL); Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 61% FRL vs 45% district-wide (16 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% 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 $8k 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

• It's been on market 22 days — a 2% lower offer ($256k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $163,001 (37.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.63% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

• ARV (median comp): $312,840
• List price: $259,900
• Delta: -16.92%
• 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
14439 Griffin St	0.24mi	4/3.0 (+1)	1,847 (+1%)	7mo	$280,000	$152	72
14149 Delta Dr	0.28mi	3/2.0	1,932 (+6%)	9mo	$147,000	$76	70
14148 River Point Cir Cir	0.57mi	3/2.0	1,771 (-3%)	1mo	$289,900	$164	68
11679 River Point Way	0.53mi	3/2.0	1,826 (+0%)	9mo	$335,000	$183	68
14675 Griffin St	0.49mi	4/2.0 (+1)	1,685 (-8%)	3mo	$251,500	$149	57
14390 Gentry Drive Dr	0.44mi	3/2.0	1,623 (-11%)	5mo	$248,000	$153	57
10419 Caleb Ct	0.69mi	4/2.0 (+1)	1,852 (+2%)	5mo	$282,530	$153	56
10402 Caleb Ct	0.69mi	4/2.0 (+1)	1,852 (+2%)	6mo	$279,990	$151	56
11616 River Point Ln	0.67mi	4/2.0 (+1)	1,879 (+3%)	5mo	$340,000	$181	55
11587 Kings Loop Rd	0.58mi	4/2.0 (+1)	2,000 (+10%)	8mo	$275,000	$138	45
11610 River Point Way	0.59mi	4/2.0 (+1)	2,060 (+13%)	4mo	$369,900	$180	43
14030 Sir Lancelot Dr	0.75mi	4/2.0 (+1)	1,559 (-14%)	9mo	$269,900	$173	28

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-53,332
• Equity at exit: $38,752

10-year hold

• IRR: -10.2%
• Equity multiple: 0.33×
• Total profit: $-48,983
• Equity at exit: $22,471

Cash invested: $72,772 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-238

Break-even live

Break-even rent $1,931

Max offer price $217,908

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14391 Buttercup Way , AL	4.0	2.0	1444	$1,665	$1.15	11d	1	0.87mi
14320 Firefly LN Tuscaloosa, AL	4.0	2.0	1417	$1,595	$1.13	11d	1	0.96mi
11605 McCord Ln Tuscaloosa, AL	4.0	2.0	1497	$1,575	$1.05	21d	1	1.14mi

Listing history 3 events

1. 2026-05-11
   status Active 577-char remark
2. 2026-05-05
   status Pending 577-char remark
3. 2026-05-01
   listed $259,900 Active 577-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: $650 · $54/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$415/yr (+$35/mo · 63.9%)

ⓘ 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 76% 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: $19,560
• − Mortgage interest: −$14,558
• − Property taxes: −$650
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$7,561
• Taxable loss: −$7,638
• Est. tax savings @ 24.0%: +$1,833
• After-tax cash flow: $-1,019/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

4 events — show timeline

• 2026-05-29 Pending — WAMLS
• 2026-05-11 Relisted — WAMLS
• 2026-05-05 Pending — WAMLS
• 2026-05-01 Listed $259,900 WAMLS

Property tax history

+4.3%/yr

Latest (2025): $650 · +7.5% YoY. Source: county tax records.