1515 18th St · Tuscaloosa, AL 35401

$50,000

2 bd · 1.0 ba · 794 sqft · SingleFamily public records · 1 Days on market

Built 1945 0.34 ac lot Est $50k · at est.

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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
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! This 2 bedroom, 1 bath home features a screened-in front porch and a large, flat, fenced backyard with a covered back porch. The interior offers a functional layout with existing kitchen and living spaces. Conveniently located near shopping and the University of Alabama, this property is in a great location. This home is ready for updates and offers a great opportunity for renovation or rental potential.

Key facts

• Rental potential
• Functional layout
• Fenced backyard

Tags

• SCREENED-IN FRONT PORCH
• FENCED BACKYARD
• COVERED BACK PORCH
• FUNCTIONAL LAYOUT
• RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 22.1% 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.
• Zoned schools: University Place Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 599 students, 64% FRL); Central High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 783 students, 84% FRL) — zoned schools average 74% FRL vs 59% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 306 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,233/mo this rent would consume 51% of the median local household income ($29k/yr) (locally 3997% 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 $346 of loan paydown is wiped out by about $2k 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 + 6.3% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $50,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.55%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $50,022
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 18th St	0.00mi	2/1.0	794 (0%)	1mo	$50,000	$63	99
37 Meadowlawn Ct	0.40mi	2/1.0	780 (-2%)	15mo	$69,213	$89	66
2115 26th Ave	0.43mi	2/1.0	777 (-2%)	16mo	$9,000	$12	63
2710 19th St	0.69mi	2/1.0	873 (+10%)	17mo	$36,000	$41	37

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 3.72×
• Total profit: $38,136
• Equity at exit: $7,455

10-year hold

• IRR: 64.5%
• Equity multiple: 8.56×
• Total profit: $105,835
• Equity at exit: $4,323

Cash invested: $14,000 (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 35401

• Rents YoY: 6.3%
• Active inventory: 306
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$262
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $660

Break-even live

Break-even rent $398

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	43d	1	0.03mi
2610 19th St Tuscaloosa, AL	1.0	1.0	994	$700	$0.70	43d	1	0.44mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	43d	1	0.52mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	43d	1	0.64mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	13d	1	0.68mi
819 17th Ave Tuscaloosa, AL	1.0	1.0	665	$1,162	$1.75	21d	2	0.82mi
831 Red Drew Ave Tuscaloosa, AL	1.0	1.0	650	$875	$1.35	43d	1	0.82mi
1510 9th St #113 Tuscaloosa, AL	2.0	2.0	1025	$1,625	$1.59	21d	1	0.83mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	43d	1	0.88mi
1420 8th St Tuscaloosa, AL	1.0	1.0	650	$850	$1.31	43d	1	0.89mi
721 20th Ave Tuscaloosa, AL	1.0	1.0	650	$1,500	$2.31	13d	1	0.91mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,650	$2.71	21d	1	0.91mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,500	$2.47	43d	1	0.91mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	43d	1	0.94mi
303 Reed St Tuscaloosa, AL	1.0–2.0	1.0	1150	$1,400	$1.22	43d	2	1.23mi
3008 7th St Tuscaloosa, AL	2.0	1.0	840	$900	$1.07	43d	1	1.25mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	43d	4	1.27mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	43d	4	1.30mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	13d	1	1.32mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	43d	1	1.42mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	43d	1	1.47mi

Listing history 2 events

1. 2026-04-03
   status Pending
2. 2026-04-03
   listed $50,000 Active

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $379 · $32/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,801
• − Mortgage interest: −$2,801
• − Property taxes: −$379
• − Insurance: −$250
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,455
• Taxable income: $7,549
• Est. tax owed @ 24.0%: −$1,812
• After-tax cash flow: $6,106/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): 43,459
• Household income: $29,152
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 3997.0

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 0.58)
• Race & ethnicity: Black 47% White 44% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -191.40%
• Current HPI: 179.8335
• Rent YoY: ▲ 6.29%
• 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

2 events — show timeline

• 2026-04-03 Pending — WAMLS
• 2026-04-03 Listed $50,000 WAMLS

Property tax history

+3.7%/yr

Latest (2025): $379 · +7.0% YoY. Source: county tax records.