142 Circlewood · Tuscaloosa, AL 35405

$164,900

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 31 Days on market

Built 1943 8,712 sqft lot Est $190k · 13% under

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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 +15.0/30.0
• ARV discount +13.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Only three miles from The University of Alabama, this charming home in Circlewood boasts over 1,000 sqft and sits in a convenient location near shopping, dining, and everyday essentials. Step inside to a spacious living room perfect for relaxing and entertaining. The kitchen sits just off the dining room, offering an easy, functional layout for everyday living. This home features three bedrooms and a full bathroom with a tub/shower combo. Enjoy peaceful mornings on either of the two covered front porches or unwind in the evenings on the open back porch overlooking the backyard. Outside, the spacious attached storage room provides a great spot for a workshop, tools, hobbies, or additional st

Key facts

• Convenient location
• Functional layout
• Open back porch

Tags

• CONVENIENT LOCATION
• SPACIOUS LIVING ROOM
• FUNCTIONAL LAYOUT
• TWO COVERED FRONT PORCHES
• OPEN BACK PORCH
• SPACIOUS ATTACHED STORAGE ROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Workshop on the property; No pool

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Fireplace in the living room
• Laundry & utility: Laundry located in the kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $50 ($602/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 $135k (18.0% below list).
• Recommended offer: $135k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Arcadia Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 440 students, 52% FRL); Eastwood Middle School (math 3% / reading 31%, grade F, #201 of 257 statewide, top 79%, 758 students, 78% FRL); Paul W Bryant High School (math 3% / reading 7%, grade F, #276 of 305 statewide, top 95%, 1,042 students, 48% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 14% at this address vs 30% district-wide (-16 pts) — the specific schools serving this property underperform the Tuscaloosa City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 462 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $135,232 (18.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $190,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Circlewood	0.09mi	2/1.0 (-1)	927 (-9%)	4mo	$110,000	$119	73
1921 24th Ave E	0.34mi	3/1.0	1,082 (+6%)	17mo	$145,000	$134	60
1732 25th St E	0.41mi	2/1.0 (-1)	977 (-4%)	12mo	$199,900	$205	59
16 Circlewood	0.24mi	2/1.0 (-1)	905 (-11%)	9mo	$185,000	$204	58
1929 24th Ave E	0.33mi	2/2.5 (-1)	1,082 (+6%)	9mo	$202,000	$187	56
8 Circlewood	0.23mi	2/1.0 (-1)	1,129 (+11%)	15mo	$170,900	$151	54
1745 25th St E	0.39mi	2/1.0 (-1)	876 (-14%)	4mo	$179,900	$205	50
1705 17th Ave E	0.67mi	3/2.0	998 (-2%)	15mo	$197,000	$197	49
3013 Hood St	0.73mi	3/1.0	1,080 (+6%)	12mo	$165,000	$153	45
1621 18th Ave E	0.64mi	2/1.0 (-1)	1,102 (+8%)	16mo	$140,000	$127	38
1615 18th Ave E	0.66mi	2/1.0 (-1)	1,120 (+10%)	14mo	$159,000	$142	36
3313 Willow Ridge Ln	0.67mi	3/2.0	1,143 (+12%)	12mo	$218,000	$191	34

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-20,209
• Equity at exit: $24,587

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $837
• Equity at exit: $14,258

Cash invested: $46,172 (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: 462
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$865
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $50

Break-even live

Break-even rent $1,289

Max offer price $164,900

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $97	+0% $50	+5% $3	+10% $-43
Rent	-10% $-57	-5% $-3	+0% $50	+5% $104	+10% $157
Rate	-1.0pp $133	-0.5pp $92	base $50	+0.5pp $7	+1.0pp $-36

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	45d	1	0.15mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	45d	1	0.37mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	15d	1	0.42mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	46d	1	0.64mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	15d	1	0.64mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	45d	1	0.70mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	45d	1	0.99mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	23d	1	1.01mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	45d	1	1.09mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	23d	1	1.14mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	45d	10	1.17mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	15d	4	1.18mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	45d	2	1.19mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	15d	4	1.20mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	23d	2	1.21mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	15d	1	1.27mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	23d	2	1.29mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	45d	1	1.32mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	23d	1	1.35mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	45d	1	1.36mi
3719 Hargrove Rd E Tuscaloosa, AL	3.0	2.0	1300	$1,150	$0.88	23d	1	1.39mi
4325 Henry Rd Tuscaloosa, AL	4.0	2.0	1444	$1,795	$1.24	15d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $164,900 Active 31 DOM
2. 2026-06-18
   days on market $164,900 Active 28 DOM
3. 2026-06-17
   days on market $164,900 Active 27 DOM
4. 2026-06-16
   days on market $164,900 Active 26 DOM
5. 2026-06-15
   days on market $164,900 Active 25 DOM
6. 2026-06-14
   days on market $164,900 Active 23 DOM
7. 2026-06-13
   days on market $164,900 Active 22 DOM
8. 2026-06-10
   days on market $164,900 Active 20 DOM
9. 2026-06-09
   days on market $164,900 Active 19 DOM
10. 2026-06-08
    days on market $164,900 Active 18 DOM
11. 2026-06-07
    days on market $164,900 Active 17 DOM
12. 2026-06-05
    days on market $164,900 Active 14 DOM
13. 2026-06-03
    days on market $164,900 Active 13 DOM
14. 2026-06-02
    days on market $164,900 Active 12 DOM
15. 2026-06-01
    days on market $164,900 Active 11 DOM
16. 2026-05-31
    days on market $164,900 Active 10 DOM
17. 2026-05-30
    days on market $164,900 Active 9 DOM
18. 2026-05-21
    listed $164,900 Active 818-char remark

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $16,228
• − Mortgage interest: −$9,237
• − Property taxes: −$1,017
• − Insurance: −$824
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,797
• Taxable loss: −$2,244
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,140/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

1 event — show timeline

• 2026-05-21 Listed $164,900 WAMLS

Property tax history

+3.0%/yr

Latest (2025): $1,017 · +6.9% YoY. Source: county tax records.