71 Cedar Knl · Tuscaloosa, AL 35405

$189,900

3 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 258 Days on market

Built 1950 $119/sqft · 12% below area Est $215k · 12% under ↓ 9% since listing

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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 +21.9/30.0
• ARV discount +12.7/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

Key facts

• Location near campus
• Floored attic
• New appliances

Tags

• NEW APPLIANCES
• FLOORED ATTIC
• FENCED BACKYARD
• PRIVATE SETTING
• LOCATION NEAR CAMPUS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (3.7% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 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 (+5.4%/yr); 457 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 35% 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 $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.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $214,744
• List price: $189,900
• Delta: -11.57%
• 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
68 Cedar Knl	0.03mi	3/3.5	1,591 (-0%)	1mo	$239,900	$151	87
26 Brookhaven Dr	0.20mi	3/2.0	1,665 (+4%)	0mo	$293,500	$176	80
2082 Idlewood Dr	0.24mi	3/2.0	1,579 (-1%)	6mo	$275,000	$174	78
37 Springbrook Cir	0.56mi	3/2.0	1,598 (+0%)	2mo	$143,500	$90	68
19 Fairway Dr	0.22mi	4/2.0 (+1)	1,715 (+7%)	1mo	$230,000	$134	67
1618 Hamilton Ln	0.32mi	3/2.0	1,703 (+7%)	7mo	$260,000	$153	64
3025 4th Ct Ct E	0.62mi	3/1.5	1,552 (-3%)	3mo	$185,000	$119	62
126 Brookhaven Dr	0.13mi	3/2.0	1,822 (+14%)	6mo	$329,500	$181	61
18 Cedar Knl	0.16mi	4/2.5 (+1)	1,761 (+10%)	8mo	$209,000	$119	58
26 Springbrook Cir	0.55mi	4/3.5 (+1)	1,604 (+0%)	6mo	$229,900	$143	54
537 21st St E	0.71mi	3/2.0	1,737 (+9%)	3mo	$275,000	$158	46
413 26th St E	0.66mi	3/2.0	1,360 (-15%)	1mo	$214,900	$158	39

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,322
• Equity at exit: $28,315

10-year hold

• IRR: 8.4%
• Equity multiple: 1.70×
• Total profit: $37,416
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$996
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $298

Break-even live

Break-even rent $1,453

Max offer price $189,900

Occupancy floor 79%

Sensitivity live

Price	-10% $405	-5% $351	+0% $298	+5% $244	+10% $190
Rent	-10% $153	-5% $225	+0% $298	+5% $370	+10% $442
Rate	-1.0pp $393	-0.5pp $346	base $298	+0.5pp $249	+1.0pp $198

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	14d	1	0.74mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.82mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	0.87mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	44d	1	0.91mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	44d	1	0.92mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	44d	1	0.95mi
105 Eastwood Tuscaloosa, AL	3.0	2.0	1891	$1,525	$0.81	21d	1	0.96mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	44d	37	1.00mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	44d	1	1.00mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	44d	1	1.12mi
2402 Prince Ave Tuscaloosa, AL	3.0	3.0	1796	$2,300	$1.28	21d	1	1.17mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	44d	1	1.17mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	1.20mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	1.23mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	44d	1	1.23mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	44d	1	1.24mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	44d	1	1.26mi
1619 1st Ave Tuscaloosa, AL	4.0	2.0	1656	$1,600	$0.97	14d	1	1.28mi
2150 3rd Ct Tuscaloosa, AL	3.0	3.0	1886	$2,150	$1.14	14d	1	1.28mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.28mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.30mi
2150 3rd Ct #602 Tuscaloosa, AL	3.0	3.0	1886	$2,695	$1.43	21d	1	1.30mi
715 Dogwood Ln Tuscaloosa, AL	2.0	1.0	1126	$1,099	$0.98	14d	3	1.31mi
4527 18th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	878	$1,249	$1.42	44d	6	1.33mi
4325 Henry Rd Tuscaloosa, AL	4.0	2.0	1444	$1,795	$1.24	14d	1	1.35mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	14d	1	1.37mi
1726 10th St E Tuscaloosa, AL	3.0	3.0	1760	$2,250	$1.28	14d	2	1.43mi
2400 Sky Dr Tuscaloosa, AL	4.0	2.0	1504	$1,695	$1.13	14d	1	1.44mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	44d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $189,900 Active 258 DOM
2. 2026-06-17
   days on market $189,900 Active 257 DOM
3. 2026-06-16
   days on market $189,900 Active 256 DOM
4. 2026-06-15
   days on market $189,900 Active 255 DOM
5. 2026-06-14
   days on market $189,900 Active 253 DOM
6. 2026-06-13
   days on market $189,900 Active 252 DOM
7. 2026-06-10
   days on market $189,900 Active 250 DOM
8. 2026-06-09
   days on market $189,900 Active 249 DOM
9. 2026-06-08
   days on market $189,900 Active 248 DOM
10. 2026-06-07
    days on market $189,900 Active 247 DOM
11. 2026-06-05
    days on market $189,900 Active 244 DOM
12. 2026-06-03
    days on market $189,900 Active 243 DOM
13. 2026-06-02
    days on market $189,900 Active 242 DOM
14. 2026-06-01
    days on market $189,900 Active 241 DOM
15. 2026-05-31
    days on market $189,900 Active 240 DOM
16. 2026-05-30
    days on market $189,900 Active 239 DOM
17. 2026-05-12
    price $195,000 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

18. 2026-04-30
    price $197,500 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

19. 2026-04-01
    status Active 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

20. 2026-01-30
    historical Contingent 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

21. 2026-01-04
    status Active 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

22. 2026-01-03
    historical 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

23. 2025-12-05
    price $199,900 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

24. 2025-10-02
    listed $215,000 Active 760-char remark

    Show marketing remark (760 chars)

    Welcome to 71 Cedar Knoll! Just minutes from the University of Alabama, this home combines convenience with thoughtful updates. The kitchen is outfitted with all new appliances, offering a fresh start for cooking and entertaining. A completely floored attic provides valuable storage or potential flex space, while the fenced backyard creates a private setting for everyday living. Perfect for students, faculty, or game-day weekends, this property’s location keeps you close to campus while still offering the comfort of a neighborhood setting. With move-in-ready improvements already in place, 71 Cedar Knoll is a smart choice for anyone looking for both practicality and location in Tuscaloosa! Don't miss out on this one, schedule your showing today!

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $21,956
• − Mortgage interest: −$10,637
• − Property taxes: −$873
• − Insurance: −$950
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$5,524
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $3,462/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): 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

-9.3% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $195,000 Greater Alabama MLS
• 2026-04-30 Price Changed $197,500 Greater Alabama MLS
• 2026-04-01 Relisted — Greater Alabama MLS
• 2026-01-30 Contingent — Greater Alabama MLS
• 2026-01-04 Relisted — Greater Alabama MLS
• 2026-01-03 Delisted — Greater Alabama MLS
• 2025-12-05 Price Changed $199,900 Greater Alabama MLS
• 2025-10-02 Listed $215,000 Greater Alabama MLS

Property tax history

+4.5%/yr

Latest (2025): $873 · +7.3% YoY. Source: county tax records.