2708 20th Street St · Tuscaloosa, AL 35401

$118,800

4 bd · 2.0 ba · 1,571 sqft · SingleFamily public records · 306 Days on market

Built 1924 871 sqft lot $76/sqft · 61% above area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE FIND IN TUSCALOOSA COUNTY A 4 BEDROOM 2 BATH. SEPARATE ENTRANCE TO THE 4TH BEDROOM, WHICH CAN SERVE AS A IN LAW SUITE OR STUDENT HOUSING. JACK AND JILL BATH. THE CORVET DOES NOT REMAIN WITH THE HOUSE. THERE IS A SHARED DRIVE WAY. THE HEATING AND COOLING IS IN OPERABLE, SOME UPDATED WIRING IN 2023. Reduced by 20,000. This home is to be Sold As Is

Key facts

• Built 1924
• Listed 306 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 (+6.3%/yr); 306 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,531/mo this rent would consume 63% of the median local household income ($29k/yr) (locally 3997% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $821 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 + 6.3% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 306 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,544 (12.0% below list)

Questions for the listing agent

1. It's been on market 306 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 1924 — 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: 1.29% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $72,853
• List price: $118,800
• Delta: 63.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2707 19th St	0.05mi	4/2.0	1,736 (+10%)	14mo	$40,000	$23	68
3118 22nd St	0.41mi	5/2.0 (+1)	1,586 (+1%)	22mo	$99,000	$62	56
2817 18th St St	0.17mi	3/1.5 (-1)	1,416 (-10%)	21mo	$40,000	$28	51
3014 27th St	0.48mi	3/2.0 (-1)	1,512 (-4%)	20mo	$120,000	$79	49
2927 25th St	0.39mi	3/1.0 (-1)	1,770 (+13%)	3mo	$28,000	$16	49
1715 17th St	0.63mi	3/2.0 (-1)	1,390 (-12%)	11mo	$69,123	$50	38
3422 22nd Street St	0.64mi	3/2.0 (-1)	1,376 (-12%)	22mo	$129,500	$94	27

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.45×
• Total profit: $15,000
• Equity at exit: $17,713

10-year hold

• IRR: 22.4%
• Equity multiple: 3.21×
• Total profit: $73,359
• Equity at exit: $10,272

Cash invested: $33,264 (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 35401

• Rents YoY: 6.3%
• Active inventory: 306
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$623
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $456

Break-even live

Break-even rent $954

Max offer price $118,800

Occupancy floor 65%

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: $29,700
• Closing costs: $3,564
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2720 21st St Tuscaloosa, AL	4.0	1.0	1148	$1,100	$0.96	20d	1	0.15mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	20d	1	0.17mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	13d	1	0.69mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	43d	1	0.72mi
3560 21st St Tuscaloosa, AL	3.0	2.0	1230	$1,570	$1.28	20d	1	0.75mi
1460 15th Ave Tuscaloosa, AL	5.0	5.5	2180	$8,000	$3.67	43d	2	0.88mi
1105 19th St Tuscaloosa, AL	3.0	2.0	1563	$1,350	$0.86	43d	1	0.98mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	0.99mi
3416 36th Ct Tuscaloosa, AL	3.0	2.0	1206	$1,395	$1.16	43d	1	1.25mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	43d	1	1.27mi
901 27th St Unit A Tuscaloosa, AL	3.0	3.0	1550	$2,549	$1.64	43d	1	1.29mi

Listing history 34 events

1. 2026-06-18
   days on market $118,800 Active 306 DOM
2. 2026-06-17
   days on market $118,800 Active 305 DOM
3. 2026-06-16
   days on market $118,800 Active 304 DOM
4. 2026-06-15
   days on market $118,800 Active 303 DOM
5. 2026-06-14
   days on market $118,800 Active 301 DOM
6. 2026-06-13
   days on market $118,800 Active 300 DOM
7. 2026-06-10
   days on market $118,800 Active 298 DOM
8. 2026-06-09
   days on market $118,800 Active 297 DOM
9. 2026-06-08
   days on market $118,800 Active 296 DOM
10. 2026-06-07
    days on market $118,800 Active 295 DOM
11. 2026-06-05
    days on market $118,800 Active 292 DOM
12. 2026-06-03
    days on market $118,800 Active 291 DOM
13. 2026-06-02
    days on market $118,800 Active 290 DOM
14. 2026-06-01
    days on market $118,800 Active 289 DOM
15. 2026-05-31
    days on market $118,800 Active 288 DOM
16. 2026-05-30
    days on market $118,800 Active 287 DOM
17. 2026-01-17
    price $118,800 353-char remark

    Show marketing remark (353 chars)

    RARE FIND IN TUSCALOOSA COUNTY A 4 BEDROOM 2 BATH. SEPARATE ENTRANCE TO THE 4TH BEDROOM, WHICH CAN SERVE AS A IN LAW SUITE OR STUDENT HOUSING. JACK AND JILL BATH. THE CORVET DOES NOT REMAIN WITH THE HOUSE. THERE IS A SHARED DRIVE WAY. THE HEATING AND COOLING IS IN OPERABLE, SOME UPDATED WIRING IN 2023. Reduced by 20,000. This home is to be Sold As Is

18. 2025-11-21
    price $138,800 353-char remark

    Show marketing remark (353 chars)

    RARE FIND IN TUSCALOOSA COUNTY A 4 BEDROOM 2 BATH. SEPARATE ENTRANCE TO THE 4TH BEDROOM, WHICH CAN SERVE AS A IN LAW SUITE OR STUDENT HOUSING. JACK AND JILL BATH. THE CORVET DOES NOT REMAIN WITH THE HOUSE. THERE IS A SHARED DRIVE WAY. THE HEATING AND COOLING IS IN OPERABLE, SOME UPDATED WIRING IN 2023. Reduced by 20,000. This home is to be Sold As Is

19. 2025-08-16
    listed $158,800 Active 353-char remark

    Show marketing remark (353 chars)

    RARE FIND IN TUSCALOOSA COUNTY A 4 BEDROOM 2 BATH. SEPARATE ENTRANCE TO THE 4TH BEDROOM, WHICH CAN SERVE AS A IN LAW SUITE OR STUDENT HOUSING. JACK AND JILL BATH. THE CORVET DOES NOT REMAIN WITH THE HOUSE. THERE IS A SHARED DRIVE WAY. THE HEATING AND COOLING IS IN OPERABLE, SOME UPDATED WIRING IN 2023. Reduced by 20,000. This home is to be Sold As Is

20. 2025-06-16
    status Active
21. 2025-06-09
    status Pending
22. 2025-04-24
    price $125,900
23. 2024-11-06
    price $139,900
24. 2024-09-16
    price $149,900
25. 2024-09-07
    listed $155,900 Active
26. 2024-04-18
    status Active
27. 2024-04-11
    status Pending
28. 2024-02-17
    listed $155,900 Active
29. 2023-08-26
    status Active
30. 2023-08-12
    historical
31. 2023-06-15
    listed $155,900 Active
32. 2015-08-11
    listed $72,900
33. 2015-08-11
    listed $72,900
34. 2014-12-10
    listed $72,900

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $18,372
• − Mortgage interest: −$6,655
• − Property taxes: −$973
• − Insurance: −$594
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,456
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,569/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): 43,459
• Household income: $29,152
• Rent vs Own: 73.0% rent · 27.0% own
• Severe rent burden: 3997.0

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 0.58)
• Race & ethnicity: Black 47% White 44% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -191.40%
• Current HPI: 179.8335
• Rent YoY: ▲ 6.29%
• 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

+63.0% since first listed

18 events — show timeline

• 2026-01-17 Price Changed $118,800 WAMLS
• 2025-11-21 Price Changed $138,800 WAMLS
• 2025-08-16 Listed $158,800 WAMLS
• 2025-06-16 Relisted — WAMLS
• 2025-06-09 Pending — WAMLS
• 2025-04-24 Price Changed $125,900 WAMLS
• 2024-11-06 Price Changed $139,900 WAMLS
• 2024-09-16 Price Changed $149,900 WAMLS
• 2024-09-07 Listed $155,900 WAMLS
• 2024-04-18 Relisted — WAMLS
• 2024-04-11 Pending — WAMLS
• 2024-02-17 Listed $155,900 WAMLS
• 2023-08-26 Relisted — WAMLS
• 2023-08-12 Delisted — WAMLS
• 2023-06-15 Listed $155,900 WAMLS
• 2015-08-11 Listed $72,900 WAMLS
• 2015-08-11 Listed $72,900 WAMLS
• 2014-12-10 Listed $72,900 WAMLS

Property tax history

+5.0%/yr

Latest (2025): $973 · +43.4% YoY. Source: county tax records.