1008 Vestavia Cir · Northport, AL 35473

$159,900

5 bd · 1.0 ba · 2,113 sqft · SingleFamily public records · 41 Days on market

Built 1975 0.41 ac lot $76/sqft · at area comps ↓ 16% 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

Key facts

• 0.41 acre lot
• Built 1975
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.2% in Northport — 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 78/100 on livability (#8 in AL, #2,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute 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: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 36% of the median local income ($70k/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 $5k 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 + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 58% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $369,686
• List price: $159,900
• Delta: -56.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Blackberry Ln	0.30mi	4/2.5 (-1)	2,091 (-1%)	7mo	$300,000	$143	67
708 Sable Ln	0.18mi	4/3.0 (-1)	2,088 (-1%)	11mo	$425,000	$204	67
600 Innsbruck Ct	0.21mi	4/2.0 (-1)	2,002 (-5%)	6mo	$290,000	$145	67
1201 Vestavia Cir	0.18mi	4/2.0 (-1)	2,173 (+3%)	18mo	$307,000	$141	63
4309 Ridgemont Ave	0.21mi	4/2.5 (-1)	2,288 (+8%)	3mo	$252,000	$110	63
605 Innsbruck Ct	0.20mi	4/2.0 (-1)	2,265 (+7%)	14mo	$309,000	$136	59
555 Dollar Rd Rd	0.25mi	4/2.0 (-1)	2,316 (+10%)	6mo	$376,000	$162	58
3700 Blackberry Ln	0.43mi	4/2.0 (-1)	1,851 (-12%)	2mo	$350,000	$189	49
4512 Orion Ave	0.19mi	4/2.0 (-1)	1,852 (-12%)	16mo	$310,000	$167	48
320 Turtle Bay Cir	0.39mi	4/3.0 (-1)	2,406 (+14%)	8mo	$420,000	$175	38
2931 Robinwood Ln	0.74mi	4/2.0 (-1)	1,923 (-9%)	21mo	$260,000	$135	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $13,667
• Equity at exit: $23,842

10-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $62,837
• Equity at exit: $13,825

Cash invested: $44,772 (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 35473

• Home prices YoY: -14.6%
• Active inventory: 108
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $622

Break-even live

Break-even rent $1,313

Max offer price $159,900

Occupancy floor 65%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4019 Laura Dr Northport, AL	4.0	3.0	2639	$1,900	$0.72	44d	1	0.47mi

Listing history 11 events

1. 2026-05-02
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

2. 2026-04-16
   price $159,900 996-char remark

   Show marketing remark (996 chars)

   Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

3. 2026-04-08
   status Active 996-char remark

   Show marketing remark (996 chars)

   Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

4. 2026-03-07
   status Pending 996-char remark

   Show marketing remark (996 chars)

   Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

5. 2026-02-17
   listed $169,900 Active 996-char remark

   Show marketing remark (996 chars)

   Located in the established Vestavia Hills neighborhood of Northport, this spacious 5-bedroom, 3-bath home offers over 5,000 square feet of potential on a generous 0.41-acre lot. Built in 1975, the property features a unique 1.5-story layout with a finished basement, multiple living areas, and a sunroom—providing plenty of space to reimagine and customize to your vision. This home is truly a diamond in the rough, ready for the right buyer to bring it back to life. With solid bones, a brick exterior, and an expansive footprint, the possibilities for renovation or investment are endless. Whether you're looking to create your dream home or capitalize on a value-add opportunity, this property delivers the space and layout to make it happen. Enjoy outdoor living with a covered deck overlooking the sizable lot, and take advantage of the convenient location near local schools and amenities. Homes in this neighborhood have shown strong value, making this an excellent chance to invest.

6. 2023-08-26
   status Active
7. 2023-08-25
   historical
8. 2023-05-30
   price $219,900
9. 2023-05-07
   price $239,900
10. 2023-04-20
    listed $259,900 Active
11. 2008-12-23
    soldstatus $189,977

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 9/10 Extreme 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 58% 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: $25,201
• − Mortgage interest: −$8,957
• − Property taxes: −$922
• − Insurance: −$1,466
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,652
• Taxable income: $5,173
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $6,217/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 — Northport

• Score: 78/100
• State rank: #8
• US rank: #2686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northport, AL
• County: Tuscaloosa County · 206,491 people
• City population: 47,464
• Metro: Tuscaloosa, AL
• Population (ZIP): 18,198
• Household income: $69,657
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 740.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 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: ▼ -37.92%
• Current HPI: 222.5458
• Rent YoY: —
• 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

-15.8% since first listed

11 events — show timeline

• 2026-05-02 Pending — Greater Alabama MLS
• 2026-04-16 Price Changed $159,900 Greater Alabama MLS
• 2026-04-08 Relisted — Greater Alabama MLS
• 2026-03-07 Pending — Greater Alabama MLS
• 2026-02-17 Listed $169,900 Greater Alabama MLS
• 2023-08-26 Relisted — WAMLS
• 2023-08-25 Delisted — WAMLS
• 2023-05-30 Price Changed $219,900 WAMLS
• 2023-05-07 Price Changed $239,900 WAMLS
• 2023-04-20 Listed $259,900 WAMLS
• 2008-12-23 Sold (Public Records) $189,977 Public Records

Property tax history

+3.3%/yr

Latest (2025): $922 · +7.4% YoY. Source: county tax records.