10933 Sexton Bend Rd · Tuscaloosa, AL 35406

$189,000

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 63 Days on market

Built 1924 3.00 ac lot $153/sqft · at area comps Est $190k · at est.

---

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).

• Cash flow +14.2/30.0
• ARV discount +7.8/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• 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

Cozy 2BR/2Ba Home on 3+ acres minutes from town. This charming older home is a perfect starter home or investment property. Full of charm and character this home is ready for your personal touch, and endless possibilities . Enjoy morning coffee in peace and quiet on the new back deck. Don't miss out on this property.

Key facts

• 3 acre lot
• Built 1924
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $31 ($370/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (10.5% below list).
• Recommended offer: $169k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 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: 265 active listings in the ZIP; high-income renter base; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent is only 17% of the median local income ($119k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 63 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $189k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 53% 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 $169,235 (10.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $190,130
• List price: $189,000
• Delta: -0.59%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-28,638
• Equity at exit: $28,181

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-22,306
• Equity at exit: $16,341

Cash invested: $52,920 (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 35406

• Home prices YoY: -26.7%
• Active inventory: 265
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $31

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 93%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-13
   statusdays on market $189,000 Pending 63 DOM
2. 2026-06-10
   days on market $189,000 Active 61 DOM
3. 2026-06-09
   days on market $189,000 Active 60 DOM
4. 2026-06-08
   days on market $189,000 Active 59 DOM
5. 2026-06-07
   days on market $189,000 Active 58 DOM
6. 2026-06-05
   days on market $189,000 Active 55 DOM
7. 2026-06-03
   days on market $189,000 Active 54 DOM
8. 2026-06-02
   days on market $189,000 Active 53 DOM
9. 2026-06-01
   days on market $189,000 Active 52 DOM
10. 2026-05-31
    days on market $189,000 Active 51 DOM
11. 2026-05-30
    days on market $189,000 Active 50 DOM
12. 2026-05-19
    price $189,000 318-char remark

    Show marketing remark (318 chars)

    Cozy 2BR/2Ba Home on 3+ acres minutes from town. This charming older home is a perfect starter home or investment property. Full of charm and character this home is ready for your personal touch, and endless possibilities . Enjoy morning coffee in peace and quiet on the new back deck. Don't miss out on this property.

13. 2026-04-10
    listed $209,000 Active 318-char remark

    Show marketing remark (318 chars)

    Cozy 2BR/2Ba Home on 3+ acres minutes from town. This charming older home is a perfect starter home or investment property. Full of charm and character this home is ready for your personal touch, and endless possibilities . Enjoy morning coffee in peace and quiet on the new back deck. Don't miss out on this property.

14. 2020-06-05
    soldstatus $50,000 390-char remark

    Show marketing remark (390 chars)

    Great fixer-upper located on 3+/- acres on Sexton Bend Road located North of the River! The 3 bed, 1 bath home features spacious rooms and two decks! Hardwood floors run through all 3 bedrooms, there is no carpet. Very spacious open back deck, would be the perfect spot for entertaining! This home is located on a great lot and has a fountain in the side yard. Shed Stays. Home sells as-is.

15. 2020-06-05
    soldstatus $50,000

    Show marketing remark (390 chars)

    Great fixer-upper located on 3+/- acres on Sexton Bend Road located North of the River! The 3 bed, 1 bath home features spacious rooms and two decks! Hardwood floors run through all 3 bedrooms, there is no carpet. Very spacious open back deck, would be the perfect spot for entertaining! This home is located on a great lot and has a fountain in the side yard. Shed Stays. Home sells as-is.

16. 2020-04-13
    listed $69,900 390-char remark

    Show marketing remark (390 chars)

    Great fixer-upper located on 3+/- acres on Sexton Bend Road located North of the River! The 3 bed, 1 bath home features spacious rooms and two decks! Hardwood floors run through all 3 bedrooms, there is no carpet. Very spacious open back deck, would be the perfect spot for entertaining! This home is located on a great lot and has a fountain in the side yard. Shed Stays. Home sells as-is.

17. 2020-04-13
    listed $69,900

    Show marketing remark (390 chars)

    Great fixer-upper located on 3+/- acres on Sexton Bend Road located North of the River! The 3 bed, 1 bath home features spacious rooms and two decks! Hardwood floors run through all 3 bedrooms, there is no carpet. Very spacious open back deck, would be the perfect spot for entertaining! This home is located on a great lot and has a fountain in the side yard. Shed Stays. Home sells as-is.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,308
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,498
• Taxable loss: −$2,806
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,043/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 — 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

• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 18,904
• Household income: $119,250
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 415.0

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 (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Chinese 3% Other Indo-European 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: ▼ -80.51%
• Current HPI: 221.088
• 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

+170.4% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $189,000 WAMLS
• 2026-04-10 Listed $209,000 WAMLS
• 2020-06-05 Sold (MLS) $50,000 Greater Alabama MLS
• 2020-06-05 Sold (MLS) $50,000 WAMLS
• 2020-04-13 Listed $69,900 Greater Alabama MLS
• 2020-04-13 Listed $69,900 WAMLS

Property tax history

+19.0%/yr

Latest (2025): $132 · -21.2% YoY. Source: county tax records.