18541 Trinity Dr · Vance, AL 35490

$239,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 40 Days on market

Built 2026 Good condition 10,541 sqft lot $189/sqft · at area comps Est $248k · at est. $29/mo HOA · 2% of rent ↓ 4% since listing

---

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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

Key facts

• Casual dining area
• Luxurious bathroom
• Walk in shower

Tags

• CHEF INSPIRED KITCHEN
• OVERSIZED BREAKFAST ISLAND
• CASUAL DINING AREA
• SPACIOUS LIVING ROOM
• LUXURIOUS BATHROOM
• WALK IN SHOWER

Property features AI

Finance

• Other: Property has paved road access with curb and gutters and is on a public road; Lot number 85; Approximately 0.242 acres
• HOA & community: Annual association fee of $350; HOA covers common grounds maintenance, management fee, and utilities for common areas

Exterior

• Parking: Attached garage; Two garage spaces; Driveway parking; Parking on main level
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available; SEER 15+ efficiency; Double-paned windows; Insulated door; LED lighting; Ridge vent; Solar board; Radiant barrier decking
• Home design: Single-family style under construction; Per building plan square footage; One-level living (rooms listed at main level); Front garage entry
• Construction: 1-side brick and vinyl siding exterior; Slab foundation; Under construction
• Exterior features: Open patio; Subdivision lot; No pool; No decks; No garden/patio; Not waterfront

Interior

• Kitchen: Solid surface and stone countertops; Eating area; Island; Pantry; Built-in dishwasher; Built-in microwave; Electric stove; Some stainless appliances
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Walk-in closets; Linen closet
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Separate shower; Tub/shower combo; Shared bath
• Heating & cooling: Central heating (electric, zoned); Central cooling (electric, zoned); Programmable thermostat
• Interior features: Smooth ceilings; Living area per building plan; Attic (other)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (27.8% below list).
• Recommended offer: $173k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#117 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, amenities F, 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.
• Zoned schools: Vance Elementary School (math 22% / reading 37%, grade F, #367 of 627 statewide, top 60%, 499 students, 69% FRL); Brookwood High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 1,078 students, 58% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $173,315 (27.8% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (median comp): $247,911
• List price: $239,900
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18668 Caffee Dr	0.04mi	3/2.0	1,272 (0%)	8mo	$234,900	$185	92
18723 Caffee Dr	0.14mi	3/2.0	1,272 (0%)	3mo	$239,900	$189	91
18661 Caffee Dr	0.04mi	3/2.0	1,272 (0%)	10mo	$244,900	$193	90
18650 Caffee Dr	0.04mi	3/2.0	1,272 (0%)	11mo	$244,650	$192	89
18638 Caffee Dr	0.04mi	3/2.0	1,281 (+1%)	10mo	$234,400	$183	89
18705 Caffee Dr	0.16mi	3/2.0	1,272 (0%)	5mo	$244,900	$193	88
18573 Caffee Dr	0.09mi	3/2.0	1,281 (+1%)	14mo	$229,750	$179	83
18637 Caffee Dr	0.11mi	3/2.0	1,272 (0%)	14mo	$242,400	$191	83
18608 Caffee Dr	0.25mi	3/2.0	1,281 (+1%)	10mo	$234,750	$183	78
18585 Spring St	0.29mi	3/2.0	1,272 (0%)	18mo	$237,400	$187	72
18626 Caffee Dr	0.04mi	4/2.0 (+1)	1,444 (+14%)	8mo	$244,900	$170	64
10801 Vance Blocton Rd	0.72mi	3/2.0	1,323 (+4%)	9mo	$185,000	$140	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $110,465
• Equity at exit: $216,121

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $341,301
• Equity at exit: $466,073

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 35490

• Home prices YoY: 5.8%
• Active inventory: 79
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-318

Break-even live

Break-even rent $2,135

Max offer price $193,927

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-235	+0% $-318	+5% $-401	+10% $-483
Rent	-10% $-455	-5% $-386	+0% $-318	+5% $-249	+10% $-181
Rate	-1.0pp $-197	-0.5pp $-257	base $-318	+0.5pp $-380	+1.0pp $-443

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18542 Caffee Dr Vance, AL	4.0	2.0	1774	$1,750	$0.99	23d	1	0.21mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 21 events

1. 2026-06-21
   days on market $239,900 Active 40 DOM
2. 2026-06-18
   days on market $239,900 Active 37 DOM
3. 2026-06-17
   price $239,900 Active 36 DOM

   Show marketing remark (756 chars)

   Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

4. 2026-06-17
   days on market $249,900 Active 36 DOM

   Show marketing remark (756 chars)

   Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

5. 2026-06-16
   days on market $249,900 Active 35 DOM
6. 2026-06-15
   days on market $249,900 Active 34 DOM
7. 2026-06-14
   days on market $249,900 Active 32 DOM
8. 2026-06-13
   days on market $249,900 Active 31 DOM
9. 2026-06-10
   days on market $249,900 Active 29 DOM
10. 2026-06-09
    days on market $249,900 Active 28 DOM
11. 2026-06-08
    days on market $249,900 Active 27 DOM
12. 2026-06-07
    days on market $249,900 Active 26 DOM
13. 2026-06-05
    days on market $249,900 Active 23 DOM
14. 2026-06-03
    days on market $249,900 Active 22 DOM
15. 2026-06-02
    days on market $249,900 Active 21 DOM
16. 2026-06-01
    days on market $249,900 Active 20 DOM
17. 2026-05-31
    days on market $249,900 Active 19 DOM
18. 2026-05-30
    days on market $249,900 Active 18 DOM
19. 2026-05-12
    listed $249,900 Active 1491-char remark

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

20. 2026-05-12
    listed $249,900 Active 682-char remark

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

21. 2026-05-12
    listed $249,900 Active

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

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

Taxation est. · year 1

• Rental income: $20,798
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$348
• − Depreciation: −$6,979
• Taxable loss: −$8,093
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-1,870/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.

Condition & rehab AI · 20 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would be a great investment.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Vance

• Score: 65/100
• State rank: #117
• US rank: #12508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vance, AL
• County: Tuscaloosa County · 206,491 people
• City population: 4,457
• Metro: Tuscaloosa, AL
• Population (ZIP): 4,457
• Household income: $87,813
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 5.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Black 4% Two or more races 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: French 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 7% Spanish 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: ▲ 12.30%
• Current HPI: 222.8671
• 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

-4.0% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $239,900 Greater Alabama MLS
• 2026-06-17 Price Changed $239,900 WAMLS
• 2026-05-12 Listed $249,900 Zillow
• 2026-05-12 Listed $249,900 WAMLS
• 2026-05-12 Listed $249,900 Greater Alabama MLS