916 Crescent Ridge Rd E · Tuscaloosa, AL 35404

$149,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 229 Days on market

Built 1948 1,481 sqft lot $117/sqft · 20% below area Est $187k · 20% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1940s Cottage! Just 3 miles from Bryant-Denny Stadium, this 3 bed, 2 bath home is full of character and care. Freshly painted with new carpet, original hardwoods underneath, and a 2011 roof. Features a 3-car detached garage with attached tile shed. A rare blend of vintage charm and modern updates—don’t miss it!

Key facts

• Original hardwoods
• Attached tile shed
• New carpet

Tags

• 1940S COTTAGE
• NEW CARPET
• ORIGINAL HARDWOODS
• 2011 ROOF
• 3-CAR DETACHED GARAGE
• ATTACHED TILE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 167 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% of the median local income ($49k/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 $4k 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 + 6.8% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $150k implies a 557% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $187,353
• List price: $149,900
• Delta: -19.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3738 Crescent Gardens Dr	0.27mi	3/2.0	1,227 (-4%)	12mo	$190,800	$156	67
3625 Crescent Gardens Dr	0.24mi	3/2.0	1,141 (-11%)	2mo	$182,900	$160	66
3626 Crescent Gardens Dr	0.26mi	3/2.0	1,146 (-10%)	2mo	$183,000	$160	65
4006 5th St E	0.44mi	2/1.0 (-1)	1,255 (-2%)	9mo	$155,000	$124	64
3123 4th St E	0.59mi	3/1.0	1,198 (-6%)	2mo	$75,000	$63	61
607 41st Ave E	0.39mi	3/2.0	1,230 (-4%)	13mo	$162,000	$132	61
3701 Crescent Gardens Dr	0.23mi	3/2.0	1,103 (-14%)	3mo	$193,000	$175	60
3205 3rd St E	0.63mi	3/2.0	1,265 (-1%)	12mo	$269,000	$213	55
63 Juanita Dr	0.72mi	3/2.0	1,196 (-6%)	2mo	$116,500	$97	50
513 31st Ave E	0.59mi	3/1.0	1,100 (-14%)	12mo	$199,000	$181	40
67 Juanita Dr. Dr	0.71mi	3/2.0	1,184 (-7%)	15mo	$123,500	$104	38
37 Durrett Grove Grv	0.69mi	2/2.0 (-1)	1,407 (+10%)	13mo	$185,000	$131	31

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $5,760
• Equity at exit: $22,351

10-year hold

• IRR: 16.3%
• Equity multiple: 2.57×
• Total profit: $65,960
• Equity at exit: $12,961

Cash invested: $41,972 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $361

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	43d	1	0.27mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	0.63mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	13d	7	0.64mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	43d	5	0.64mi
4220 Keene Dr Tuscaloosa, AL	2.0–3.0	2.0	1119	$850	$0.76	21d	1	1.01mi
5100 Old Birmingham Hwy Tuscaloosa, AL	2.0	1.0–2.0	883	$1,460	$1.65	13d	1	1.09mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	13d	1	1.14mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	44d	1	1.14mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	13d	4	1.15mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	43d	1	1.17mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	13d	4	1.22mi
829 21st Ave E Tuscaloosa, AL	3.0	3.5	1792	$2,569	$1.43	43d	1	1.24mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	43d	2	1.25mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	1.32mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	43d	1	1.48mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	43d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 229 DOM
2. 2026-06-17
   days on market $149,900 Active 228 DOM
3. 2026-06-16
   days on market $149,900 Active 227 DOM
4. 2026-06-15
   days on market $149,900 Active 226 DOM
5. 2026-06-14
   days on market $149,900 Active 224 DOM
6. 2026-06-13
   days on market $149,900 Active 223 DOM
7. 2026-06-10
   days on market $149,900 Active 221 DOM
8. 2026-06-09
   days on market $149,900 Active 220 DOM
9. 2026-06-08
   days on market $149,900 Active 219 DOM
10. 2026-06-07
    days on market $149,900 Active 218 DOM
11. 2026-06-05
    days on market $149,900 Active 215 DOM
12. 2026-06-03
    days on market $149,900 Active 214 DOM
13. 2026-06-02
    pricedays on market $149,900 Active 213 DOM
14. 2026-06-01
    days on market $159,900 Active 212 DOM
15. 2026-05-31
    days on market $159,900 Active 211 DOM
16. 2026-05-30
    days on market $159,900 Active 210 DOM
17. 2025-11-20
    price $159,900 333-char remark

    Show marketing remark (333 chars)

    Charming 1940s Cottage! Just 3 miles from Bryant-Denny Stadium, this 3 bed, 2 bath home is full of character and care. Freshly painted with new carpet, original hardwoods underneath, and a 2011 roof. Features a 3-car detached garage with attached tile shed. A rare blend of vintage charm and modern updates—don’t miss it!

18. 2025-11-19
    price $159,900 323-char remark

    Show marketing remark (323 chars)

    Charming 1940s Cottage! Just 3 miles from Bryant-Denny Stadium, this 3 bed, 2 bath home is full of character and care. Freshly painted with new carpet, original hardwoods underneath, and a 2011 roof. Features a 3-car detached garage with attached tile shed. A rare blend of vintage charm and modern updates- Don't miss !!

19. 2025-11-01
    listed $179,900 Active 333-char remark

    Show marketing remark (333 chars)

    Charming 1940s Cottage! Just 3 miles from Bryant-Denny Stadium, this 3 bed, 2 bath home is full of character and care. Freshly painted with new carpet, original hardwoods underneath, and a 2011 roof. Features a 3-car detached garage with attached tile shed. A rare blend of vintage charm and modern updates—don’t miss it!

20. 2025-10-30
    listed $179,900 Active 323-char remark

    Show marketing remark (323 chars)

    Charming 1940s Cottage! Just 3 miles from Bryant-Denny Stadium, this 3 bed, 2 bath home is full of character and care. Freshly painted with new carpet, original hardwoods underneath, and a 2011 roof. Features a 3-car detached garage with attached tile shed. A rare blend of vintage charm and modern updates- Don't miss !!

21. 2014-04-04
    listed $79,900
22. 2011-07-20
    soldstatus $22,800

ⓘ 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 7/10 Severe 7 d/yr ≥108°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: $21,218
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,361
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,835/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): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

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 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• 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

+601.3% since first listed

6 events — show timeline

• 2025-11-20 Price Changed $159,900 Greater Alabama MLS
• 2025-11-19 Price Changed $159,900 WAMLS
• 2025-11-01 Listed $179,900 Greater Alabama MLS
• 2025-10-30 Listed $179,900 WAMLS
• 2014-04-04 Listed $79,900 WAMLS
• 2011-07-20 Sold (Public Records) $22,800 Public Records

Property tax history

-1.5%/yr

Latest (2025): $292 · +8.0% YoY. Source: county tax records.