94 Orange St · Tuscaloosa, AL 35401

$134,900

3 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 46 Days on market

Built 1945 0.27 ac lot $115/sqft · 24% below area Est $177k · 24% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• 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

Excellent rental investment opportunity located in central Tuscaloosa, just minutes from The University of Alabama, making it ideal for students, faculty, or long-term tenants. This well-located property features hardwood floors throughout and a large fenced-in backyard, offering both comfort and outdoor space. Enjoy relaxing or entertaining on the covered patio, and take advantage of the attached carport and gutters for added convenience and functionality. The kitchen includes a newer refrigerator and plenty of cabinet space, providing practical storage for everyday living. With its convenient location near campus, shopping, dining, and major roadways, this property presents a strong oppor

Key facts

• Central tuscaloosa
• Attached carport
• Covered patio

Tags

• CENTRAL TUSCALOOSA
• LARGE FENCED-IN BACKYARD
• COVERED PATIO
• ATTACHED CARPORT
• NEWER REFRIGERATOR
• PLENTY OF CABINET SPACE

Property features AI

Finance

• Other: Located in the Fitts Heights subdivision

Exterior

• Parking: Attached carport; Concrete driveway; Has carport
• Utilities: Cable available; Sewer connected
• Home design: Single-family residence; One-story home
• Construction: Metal roof; Asbestos construction materials; Built on crawl space
• Exterior features: Covered patio; Patio; Rain gutters; Paved road access; Lot approximately 0.27 acres (73 x 163 x 17 x 162)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator
• Bedrooms: Master bedroom located downstairs
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling with ceiling fans
• Interior features: Ceiling fans throughout; Master bedroom on the main level; Blinds on windows; Crawl space foundation
• Laundry & utility: Indoor laundry room on the main level; Washer/dryer hookup located in kitchen area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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: University Place Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 599 students, 64% FRL); Westlawn Middle School (math 0% / reading 18%, grade F, #235 of 257 statewide, top 93%, 534 students, 93% FRL); Central High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 783 students, 84% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-13 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 (+6.3%/yr); 306 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1945 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $176,757
• List price: $134,900
• Delta: -23.68%
• 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
217 32nd Pl E	0.25mi	3/1.5	1,175 (-0%)	1mo	$170,000	$145	85
105 Orange St	0.05mi	3/2.0	1,248 (+6%)	2mo	$165,000	$132	82
214 32nd Pl E	0.23mi	3/1.5	1,222 (+4%)	2mo	$220,000	$180	80
2502 E 5th Ave E	0.38mi	3/1.0	1,160 (-1%)	3mo	$187,500	$162	78
70 Springbrook	0.56mi	3/1.0	1,178 (+0%)	2mo	$170,000	$144	72
12 Dubois Terrace Ter	0.57mi	3/1.0	1,182 (+0%)	1mo	$145,000	$123	72
2216 Forest Lake Dr	0.42mi	3/2.0	1,218 (+4%)	2mo	$249,000	$204	69
3304 3rd Ave	0.35mi	3/2.0	1,272 (+8%)	0mo	$196,000	$154	66
567 25th St	0.53mi	3/1.0	1,228 (+4%)	4mo	$210,000	$171	65
624 James I Harrison Parkway Pkwy	0.68mi	3/1.5	1,158 (-2%)	1mo	$115,000	$99	62
69 Springbrook	0.56mi	3/2.0	1,273 (+8%)	2mo	$230,000	$181	55
75 Springbrook	0.58mi	3/2.0	1,318 (+12%)	1mo	$178,000	$135	48

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: 6.6%
• Equity multiple: 1.27×
• Total profit: $10,110
• Equity at exit: $20,114

10-year hold

• IRR: 18.6%
• Equity multiple: 2.78×
• Total profit: $67,305
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$707
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $414

Break-even live

Break-even rent $1,112

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	0.28mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	0.52mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	0.65mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	43d	37	0.66mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	43d	1	0.66mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,250	$1.50	43d	11	0.68mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	43d	1	0.71mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.74mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	43d	1	0.82mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	43d	1	0.82mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	21d	1	0.84mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	13d	1	0.86mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.91mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.91mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	43d	1	0.95mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	43d	1	0.98mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	43d	10	1.01mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	1.01mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	43d	1	1.06mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	1.08mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	43d	1	1.08mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	13d	1	1.35mi
715 Dogwood Ln Tuscaloosa, AL	2.0	1.0	1126	$1,099	$0.98	13d	3	1.36mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	43d	1	1.41mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	43d	1	1.41mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	43d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $134,900 Active 46 DOM
2. 2026-06-17
   days on market $134,900 Active 45 DOM
3. 2026-06-16
   days on market $134,900 Active 44 DOM
4. 2026-06-15
   days on market $134,900 Active 43 DOM
5. 2026-06-14
   days on market $134,900 Active 41 DOM
6. 2026-06-13
   days on market $134,900 Active 40 DOM
7. 2026-06-10
   days on market $134,900 Active 38 DOM
8. 2026-06-09
   days on market $134,900 Active 37 DOM
9. 2026-06-09
   price $134,900 Active 36 DOM
10. 2026-06-08
    days on market $139,900 Active 36 DOM
11. 2026-06-07
    days on market $139,900 Active 35 DOM
12. 2026-06-05
    days on market $139,900 Active 32 DOM
13. 2026-06-03
    days on market $139,900 Active 31 DOM
14. 2026-06-02
    days on market $139,900 Active 30 DOM
15. 2026-06-01
    days on market $139,900 Active 29 DOM
16. 2026-05-31
    days on market $139,900 Active 28 DOM
17. 2026-05-30
    days on market $139,900 Active 27 DOM
18. 2026-05-12
    status Pending 769-char remark
19. 2026-05-08
    price $144,900 769-char remark
20. 2026-04-23
    listed $150,000 Active 769-char remark
21. 2026-03-29
    status Active
22. 2026-03-08
    status Pending
23. 2026-02-02
    listed $150,000 Active
24. 2008-07-03
    soldstatus $117,000

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,375 · $115/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $19,632
• − Mortgage interest: −$7,556
• − Property taxes: −$1,375
• − Insurance: −$674
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,924
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,260/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

+15.3% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $134,900 WAMLS
• 2026-05-22 Relisted — WAMLS
• 2026-05-22 Price Changed $139,900 WAMLS
• 2026-05-12 Pending — WAMLS
• 2026-05-08 Price Changed $144,900 WAMLS
• 2026-04-23 Listed $150,000 WAMLS
• 2026-03-29 Relisted — WAMLS
• 2026-03-08 Pending — WAMLS
• 2026-02-02 Listed $150,000 WAMLS
• 2008-07-03 Sold (Public Records) $117,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,375 · +7.0% YoY. Source: county tax records.