6210 Mimosa Gardens Cir · Tuscaloosa, AL 35405

$224,900

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 7 Days on market

Built 2008 5,227 sqft lot $169/sqft · at area comps Est $229k · at est.

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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 +12.1/30.0
• ARV discount +8.3/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST LIKE NEW!! YOU WILL LOVE THIS BEAUTIFUL THREE BEDROOM TWO BATH HOME THAT'S MOVE-IN READY!! NEW PAINT, NEW FLOORING; ALL APPLIANCES REMAIN!! SCHEDULE YOUR SHOWING TODAY. . WON'T LAST LONG!!

Key facts

• 5,227 sq ft lot
• Built 2008
• Listed 7 days

Property features AI

Exterior

• Parking: Concrete driveway
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Brick veneer and other exterior materials; Composition/shingle roof
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Electric water heater; No fireplace listed
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-48 ($-578/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (15.2% below list).
• Recommended offer: $191k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Englewood Elementary School (math 19% / reading 48%, grade F, #318 of 627 statewide, top 51%, 512 students, 74% FRL); Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 69% FRL vs 45% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 462 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 37% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,645 (15.2% 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $228,831
• List price: $224,900
• Delta: -1.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6225 Mimosa Gardens Cir	0.04mi	3/2.0	1,322 (-1%)	2mo	$230,000	$174	96
6222 Mimosa Gardens Cir	0.03mi	3/2.0	1,246 (-6%)	2mo	$220,000	$177	86
6298 Mimosa Gardens Cir	0.03mi	3/2.0	1,360 (+2%)	12mo	$224,900	$165	85
6204 Mimosa Gardens Cir	0.02mi	4/2.0 (+1)	1,418 (+6%)	13mo	$220,000	$155	73
6290 Mimosa Gardens Cir	0.02mi	3/2.0	1,212 (-9%)	14mo	$224,900	$186	72
1010 61st St	0.43mi	3/2.0	1,474 (+11%)	2mo	$200,000	$136	61
850 Walnut Dr	0.68mi	3/2.0	1,320 (-1%)	11mo	$275,000	$208	58
1775 Crabtree Cir	0.73mi	3/2.0	1,320 (-1%)	12mo	$242,000	$183	55
1322 Gingerwood Lane Ln	0.42mi	3/2.0	1,531 (+15%)	1mo	$250,000	$163	55
922 66th St	0.55mi	3/2.0	1,396 (+5%)	20mo	$205,000	$147	49
1406 Plantation Rd	0.40mi	3/2.0	1,526 (+15%)	11mo	$209,900	$138	48

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-34,727
• Equity at exit: $33,533

10-year hold

• IRR: -2.9%
• Equity multiple: 0.78×
• Total profit: $-13,570
• Equity at exit: $19,445

Cash invested: $62,972 (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: 462
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-48

Break-even live

Break-even rent $1,967

Max offer price $217,934

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $30	+0% $-48	+5% $-126	+10% $-204
Rent	-10% $-199	-5% $-123	+0% $-48	+5% $27	+10% $102
Rate	-1.0pp $65	-0.5pp $9	base $-48	+0.5pp $-106	+1.0pp $-166

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$1,095	$1.34	45d	1	0.21mi
7501 Links Blvd Tuscaloosa, AL	1.0–2.0	1.0–2.0	818	$2,170	$2.65	45d	1	0.41mi
1092 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	0.75mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	0.80mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	0.82mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	0.84mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	0.88mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	23d	11	0.89mi
8002 Shadesbrook Dr Tuscaloosa, AL	3.0	2.0	1620	$1,510	$0.93	23d	1	1.31mi
8005 Shadesbrook Dr Tuscaloosa, AL	4.0	2.0	1620	$1,995	$1.23	15d	1	1.33mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	45d	1	1.47mi

Listing history 5 events

1. 2026-05-16
   status Pending 677-char remark
2. 2026-05-08
   listed $224,900 Active 677-char remark
3. 2019-06-07
   soldstatus $159,900
4. 2019-06-04
   soldstatus $159,900 193-char remark

   Show marketing remark (193 chars)

   JUST LIKE NEW!! YOU WILL LOVE THIS BEAUTIFUL THREE BEDROOM TWO BATH HOME THAT'S MOVE-IN READY!! NEW PAINT, NEW FLOORING; ALL APPLIANCES REMAIN!! SCHEDULE YOUR SHOWING TODAY. . WON'T LAST LONG!!

5. 2019-04-04
   listed $159,500 193-char remark

   Show marketing remark (193 chars)

   JUST LIKE NEW!! YOU WILL LOVE THIS BEAUTIFUL THREE BEDROOM TWO BATH HOME THAT'S MOVE-IN READY!! NEW PAINT, NEW FLOORING; ALL APPLIANCES REMAIN!! SCHEDULE YOUR SHOWING TODAY. . WON'T LAST LONG!!

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $22,877
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$6,543
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $483/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

+41.0% since first listed

5 events — show timeline

• 2026-05-16 Pending — WAMLS
• 2026-05-08 Listed $224,900 WAMLS
• 2019-06-07 Sold (Public Records) $159,900 Public Records
• 2019-06-04 Sold (MLS) $159,900 WAMLS
• 2019-04-04 Listed $159,500 WAMLS

Property tax history

+3.9%/yr

Latest (2019): $368 · +0.0% YoY. Source: county tax records.