13075 Richard Dr · Lake View, AL 35111

$174,900

3 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 39 Days on market

Built 1965 1.40 ac lot $118/sqft · 36% below area Est $272k · 36% under $8/mo HOA

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake community living in sought-after Million Dollar Lakes! This 3BR/2BA home sits on 1.4± private acres on a quiet dead-end road. Features include formal living room, dining room, and den with wood-burning fireplace. Updated kitchen with new cabinets, appliances, and breakfast nook. Spacious master with private entrance. Covered deck off kitchen, plus outbuilding and carport/workshop for added storage and workspace. Conveniently located between Birmingham and Tuscaloosa. Close to Scout Lake with boat launch (trolling only) and picnic area. Enjoy boating, fishing, skiing, and relaxing lake life!

Key facts

• Private acres
• Breakfast nook
• Private entrance

Tags

• LAKE COMMUNITY LIVING
• PRIVATE ACRES
• WOOD-BURNING FIREPLACE
• UPDATED KITCHEN
• BREAKFAST NOOK
• PRIVATE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.9% in Lake View — 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 71/100 on livability (#38 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D, health & safety D, amenities 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.
• Market conditions: 350 active listings in the ZIP; solid renter incomes; 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 39 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $271,700
• List price: $174,900
• Delta: -35.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13075 Richard Dr	0.00mi	3/1.5	1,485 (0%)	1mo	$169,900	$114	97
12968 Cottonwood Dr	0.35mi	3/2.0	1,476 (-1%)	23mo	$239,900	$163	60
12871 Oak Forest Dr	0.53mi	3/2.0	1,616 (+9%)	1mo	$309,900	$192	56
13319 Michael Dr	0.70mi	3/2.0	1,506 (+1%)	6mo	$238,000	$158	56
13300 Jacqueline Dr	0.65mi	3/2.5	1,536 (+3%)	6mo	$297,700	$194	53
12769 Edgewood Dr	0.56mi	3/2.0	1,436 (-3%)	16mo	$250,000	$174	51
21131 Delmar Dr	0.54mi	3/2.5	1,653 (+11%)	7mo	$263,000	$159	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-20,019
• Equity at exit: $26,078

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,514
• Equity at exit: $15,122

Cash invested: $48,972 (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 35111

• Home prices YoY: -20.0%
• Active inventory: 350
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $130

Break-even live

Break-even rent $1,624

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $250	-5% $190	+0% $130	+5% $69	+10% $9
Rent	-10% $-12	-5% $59	+0% $130	+5% $200	+10% $271
Rate	-1.0pp $218	-0.5pp $174	base $130	+0.5pp $84	+1.0pp $38

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 15 events

1. 2026-05-13
   status Pending 609-char remark

   Show marketing remark (609 chars)

   Lake community living in sought-after Million Dollar Lakes! This 3BR/2BA home sits on 1.4± private acres on a quiet dead-end road. Features include formal living room, dining room, and den with wood-burning fireplace. Updated kitchen with new cabinets, appliances, and breakfast nook. Spacious master with private entrance. Covered deck off kitchen, plus outbuilding and carport/workshop for added storage and workspace. Conveniently located between Birmingham and Tuscaloosa. Close to Scout Lake with boat launch (trolling only) and picnic area. Enjoy boating, fishing, skiing, and relaxing lake life!

2. 2026-04-20
   price $174,900 609-char remark

   Show marketing remark (609 chars)

   Lake community living in sought-after Million Dollar Lakes! This 3BR/2BA home sits on 1.4± private acres on a quiet dead-end road. Features include formal living room, dining room, and den with wood-burning fireplace. Updated kitchen with new cabinets, appliances, and breakfast nook. Spacious master with private entrance. Covered deck off kitchen, plus outbuilding and carport/workshop for added storage and workspace. Conveniently located between Birmingham and Tuscaloosa. Close to Scout Lake with boat launch (trolling only) and picnic area. Enjoy boating, fishing, skiing, and relaxing lake life!

3. 2026-04-04
   listed $182,500 Active 609-char remark

   Show marketing remark (609 chars)

   Lake community living in sought-after Million Dollar Lakes! This 3BR/2BA home sits on 1.4± private acres on a quiet dead-end road. Features include formal living room, dining room, and den with wood-burning fireplace. Updated kitchen with new cabinets, appliances, and breakfast nook. Spacious master with private entrance. Covered deck off kitchen, plus outbuilding and carport/workshop for added storage and workspace. Conveniently located between Birmingham and Tuscaloosa. Close to Scout Lake with boat launch (trolling only) and picnic area. Enjoy boating, fishing, skiing, and relaxing lake life!

4. 2026-02-14
   price $185,000
5. 2026-01-27
   price $193,000
6. 2025-10-20
   price $204,900
7. 2022-11-17
   soldstatus $160,000
8. 2022-11-16
   soldstatus $160,000 Sold
9. 2022-11-08
   historical Contingent
10. 2022-11-01
    historical
11. 2022-09-24
    historical Contingent
12. 2022-09-13
    status Active
13. 2022-08-28
    historical
14. 2022-02-18
    listed $168,500 Active
15. 2020-06-09
    listed $139,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,458
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$96
• − Depreciation: −$5,088
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $1,855/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 — Lake View

• Score: 71/100
• State rank: #38
• US rank: #7051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake View, AL
• County: Tuscaloosa County · 206,491 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 137.0

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 (69%)
• Race & ethnicity: White 69% Black 24% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -51.52%
• Current HPI: 206.3808
• 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

+25.0% since first listed

15 events — show timeline

• 2026-05-13 Pending — Greater Alabama MLS
• 2026-04-20 Price Changed $174,900 Greater Alabama MLS
• 2026-04-04 Listed $182,500 Greater Alabama MLS
• 2026-02-14 Price Changed $185,000 Greater Alabama MLS
• 2026-01-27 Price Changed $193,000 Greater Alabama MLS
• 2025-10-20 Price Changed $204,900 Greater Alabama MLS
• 2022-11-17 Sold (Public Records) $160,000 Public Records
• 2022-11-16 Sold (MLS) $160,000 Greater Alabama MLS
• 2022-11-08 Contingent — Greater Alabama MLS
• 2022-11-01 Delisted — Greater Alabama MLS
• 2022-09-24 Contingent — Greater Alabama MLS
• 2022-09-13 Relisted — Greater Alabama MLS
• 2022-08-28 Delisted — Greater Alabama MLS
• 2022-02-18 Listed $168,500 Greater Alabama MLS
• 2020-06-09 Listed $139,900 WAMLS

Property tax history

+2.5%/yr

Latest (2025): $282 · +8.1% YoY. Source: county tax records.