1005 Fairfax Dr · Northport, AL 35406

$239,900

3 bd · 2.0 ba · 1,650 sqft · Townhouse public records · 93 Days on market

Built 1984 3,920 sqft lot $145/sqft · 5% above area Est $228k · 5% over

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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).

• Cash flow +14.8/30.0
• ARV discount +5.2/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Ideally located just minutes from The University of Alabama, grocery stores, shopping, and dining. Nestled on a cul-de-sac, this home offers both convenience and comfort in one of Tuscaloosa’s most accessible locations. This well-maintained property has had only two owners and features fantastic bones along with built-in details that add character and functionality. No HOA, gives homeowners greater flexibility and the potential for short-term rentals- a rare opportunity so close to campus. Whether you’re looking for a primary residence, game-day getaway, or investment opportunity, this inviting home offers location, charm, and flexibility. Refrigerator, washer, and dryer will remain.

Key facts

• Short-term rentals
• No hoa
• Built-in details

Tags

• FAIRFAX VILLAGE COMMUNITY
• NO HOA
• SHORT-TERM RENTALS
• BUILT-IN DETAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $64 ($771/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 $218k (9.1% below list).
• Recommended offer: $218k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 265 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 93 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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.
• Current owner paid $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $217,989 (9.1% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $228,010
• List price: $239,900
• Delta: 5.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1083 Fairfax Dr Dr	0.12mi	3/2.5	1,650 (0%)	8mo	$215,000	$130	86
1077 Fairfax Dr	0.10mi	3/2.0	1,786 (+8%)	8mo	$249,900	$140	75
1090 Fairfax Dr	0.14mi	3/2.0	1,786 (+8%)	10mo	$260,000	$146	72
2800 Belle Chase Ln #20	0.25mi	2/2.5 (-1)	1,753 (+6%)	3mo	$310,000	$177	68
1059 Fairfax Vlg	0.09mi	3/2.0	1,786 (+8%)	21mo	$221,000	$124	64
163 22nd St N	0.65mi	3/2.5	1,610 (-2%)	6mo	$235,000	$146	58
2800 Belle Chase Ln #8	0.25mi	2/2.5 (-1)	1,853 (+12%)	6mo	$290,000	$157	56
220 22nd St N	0.60mi	3/2.5	1,610 (-2%)	23mo	$259,000	$161	47
135 22nd St N	0.71mi	3/2.5	1,610 (-2%)	19mo	$274,900	$171	45

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-34,751
• Equity at exit: $35,770

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-24,860
• Equity at exit: $20,742

Cash invested: $67,172 (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 35406

• Home prices YoY: -26.7%
• Active inventory: 265
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $64

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 92%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 #202 Rice Valley Rd N Tuscaloosa, AL	3.0	2.5	1800	$2,100	$1.17	44d	1	0.15mi
901 #202 Rice Valley Rd N Tuscaloosa, AL	3.0	2.5	1800	$2,100	$1.17	21d	1	0.15mi
2800 Belle Chase Ln Tuscaloosa, AL	3.0	2.5	2228	$2,200	$0.99	13d	1	0.25mi
800 Energy Center Blvd Northport, AL	3.0	1.0–2.5	950	$1,784	$1.88	13d	1	0.71mi
500 Snows Mill Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	904	$1,100	$1.22	13d	1	1.34mi

Listing history 17 events

1. 2026-06-13
   status $239,900 Pending 93 DOM
2. 2026-06-10
   days on market $239,900 Active 93 DOM
3. 2026-06-09
   days on market $239,900 Active 92 DOM
4. 2026-06-08
   days on market $239,900 Active 91 DOM
5. 2026-06-07
   pricedays on market $239,900 Active 90 DOM
6. 2026-06-05
   days on market $244,000 Active 87 DOM
7. 2026-06-03
   days on market $244,000 Active 86 DOM
8. 2026-06-02
   days on market $244,000 Active 85 DOM
9. 2026-06-01
   days on market $244,000 Active 84 DOM
10. 2026-05-31
    days on market $244,000 Active 83 DOM
11. 2026-05-30
    days on market $244,000 Active 82 DOM
12. 2026-05-05
    price $244,000 704-char remark

    Show marketing remark (704 chars)

    Ideally located just minutes from The University of Alabama, grocery stores, shopping, and dining. Nestled on a cul-de-sac, this home offers both convenience and comfort in one of Tuscaloosa’s most accessible locations. This well-maintained property has had only two owners and features fantastic bones along with built-in details that add character and functionality. No HOA, gives homeowners greater flexibility and the potential for short-term rentals- a rare opportunity so close to campus. Whether you’re looking for a primary residence, game-day getaway, or investment opportunity, this inviting home offers location, charm, and flexibility. Refrigerator, washer, and dryer will remain.

13. 2026-03-31
    price $244,900 704-char remark

    Show marketing remark (704 chars)

    Ideally located just minutes from The University of Alabama, grocery stores, shopping, and dining. Nestled on a cul-de-sac, this home offers both convenience and comfort in one of Tuscaloosa’s most accessible locations. This well-maintained property has had only two owners and features fantastic bones along with built-in details that add character and functionality. No HOA, gives homeowners greater flexibility and the potential for short-term rentals- a rare opportunity so close to campus. Whether you’re looking for a primary residence, game-day getaway, or investment opportunity, this inviting home offers location, charm, and flexibility. Refrigerator, washer, and dryer will remain.

14. 2026-03-09
    listed $249,900 Active 704-char remark

    Show marketing remark (704 chars)

    Ideally located just minutes from The University of Alabama, grocery stores, shopping, and dining. Nestled on a cul-de-sac, this home offers both convenience and comfort in one of Tuscaloosa’s most accessible locations. This well-maintained property has had only two owners and features fantastic bones along with built-in details that add character and functionality. No HOA, gives homeowners greater flexibility and the potential for short-term rentals- a rare opportunity so close to campus. Whether you’re looking for a primary residence, game-day getaway, or investment opportunity, this inviting home offers location, charm, and flexibility. Refrigerator, washer, and dryer will remain.

15. 2014-12-09
    soldstatus $140,112
16. 2014-12-04
    soldstatus $128,000 361-char remark

    Show marketing remark (361 chars)

    CONVENIENTLY LOCATED ONE OWNER TOWNHOUSE IN IMMACULATE CONDITION. PRECIOUS 3 BEDROOM, 2.5 BATH FEATURING EAT-IN KITCHEN WITH LOTS OF COUNTER & CABINET SPACE. OPEN DINING ROOM AND FAMILY ROOM COMBO WITH FIREPLACE. MASTER BEDROOM WITH LARGE WALK-IN CLOSET. THIS TOWNHOUSE HAS GREAT COLORS THROUGHOUT! PERFECT FOR STUDENTS OR 1ST TIME HOMEBUYERS. A MUST SEE!

17. 2014-06-16
    listed $134,900 361-char remark

    Show marketing remark (361 chars)

    CONVENIENTLY LOCATED ONE OWNER TOWNHOUSE IN IMMACULATE CONDITION. PRECIOUS 3 BEDROOM, 2.5 BATH FEATURING EAT-IN KITCHEN WITH LOTS OF COUNTER & CABINET SPACE. OPEN DINING ROOM AND FAMILY ROOM COMBO WITH FIREPLACE. MASTER BEDROOM WITH LARGE WALK-IN CLOSET. THIS TOWNHOUSE HAS GREAT COLORS THROUGHOUT! PERFECT FOR STUDENTS OR 1ST TIME HOMEBUYERS. A MUST SEE!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,159
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$6,979
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $1,549/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): 18,904
• Household income: $119,250
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 415.0

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 (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Chinese 3% Other Indo-European 2%

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: ▼ -80.51%
• Current HPI: 221.088
• 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

+80.9% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $244,000 WAMLS
• 2026-03-31 Price Changed $244,900 WAMLS
• 2026-03-09 Listed $249,900 WAMLS
• 2014-12-09 Sold (Public Records) $140,112 Public Records
• 2014-12-04 Sold (MLS) $128,000 WAMLS
• 2014-06-16 Listed $134,900 WAMLS

Property tax history

-7.2%/yr

Latest (2025): $473 · +7.7% YoY. Source: county tax records.