11316 Covered Bridge Rd Rd · Brookwood, AL 35444

$275,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 447 Days on market

Built 1993 0.85 ac lot $260/sqft · 77% above area Est $379k · 27% under ↓ 25% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bath brick home offering comfort and convenience in every detail. This well maintained property features a spacious layout, large fenced yard, and entertainment area. A standout feature is the 30 x 50 3-car garage with an office and additional bathroom. The home offers a 3 car garage also with built in storm shelter. Conveniently located near Schools, Interstate, and dining. The home next to the property is also available and would be convenient for Multi family compound! Handicap accessible!

Key facts

• Fenced yard
• Entertainment area
• Handicap accessible

Tags

• FENCED YARD
• ENTERTAINMENT AREA
• 3 CAR GARAGE
• BUILT IN STORM SHELTER
• HANDICAP ACCESSIBLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (37.5% below list).
• Recommended offer: $172k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#290 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D, schools 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: 68 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 447 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $171,893 (37.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 447 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.63% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 13.3

CMA / ARV

• ARV (median comp): $378,673
• List price: $275,000
• Delta: -27.38%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-60,601
• Equity at exit: $41,003

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-73,851
• Equity at exit: $23,777

Cash invested: $77,000 (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 35444

• Home prices YoY: -12.4%
• Active inventory: 68
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-249

Break-even live

Break-even rent $2,035

Max offer price $230,940

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $275,000 Active 447 DOM
2. 2026-06-17
   days on market $275,000 Active 446 DOM
3. 2026-06-16
   days on market $275,000 Active 445 DOM
4. 2026-06-15
   days on market $275,000 Active 444 DOM
5. 2026-06-14
   days on market $275,000 Active 442 DOM
6. 2026-06-13
   days on market $275,000 Active 441 DOM
7. 2026-06-10
   days on market $275,000 Active 439 DOM
8. 2026-06-09
   days on market $275,000 Active 438 DOM
9. 2026-06-08
   days on market $275,000 Active 437 DOM
10. 2026-06-07
    days on market $275,000 Active 436 DOM
11. 2026-06-05
    days on market $275,000 Active 433 DOM
12. 2026-06-03
    days on market $275,000 Active 432 DOM
13. 2026-06-02
    days on market $275,000 Active 431 DOM
14. 2026-06-01
    days on market $275,000 Active 430 DOM
15. 2026-05-31
    days on market $275,000 Active 429 DOM
16. 2026-05-30
    days on market $275,000 Active 428 DOM
17. 2026-05-13
    price $275,000 519-char remark

    Show marketing remark (519 chars)

    Charming 3 bedroom, 2 bath brick home offering comfort and convenience in every detail. This well maintained property features a spacious layout, large fenced yard, and entertainment area. A standout feature is the 30 x 50 3-car garage with an office and additional bathroom. The home offers a 3 car garage also with built in storm shelter. Conveniently located near Schools, Interstate, and dining. The home next to the property is also available and would be convenient for Multi family compound! Handicap accessible!

18. 2025-08-20
    price $300,000
19. 2025-08-19
    price $300,000 519-char remark

    Show marketing remark (519 chars)

    Charming 3 bedroom, 2 bath brick home offering comfort and convenience in every detail. This well maintained property features a spacious layout, large fenced yard, and entertainment area. A standout feature is the 30 x 50 3-car garage with an office and additional bathroom. The home offers a 3 car garage also with built in storm shelter. Conveniently located near Schools, Interstate, and dining. The home next to the property is also available and would be convenient for Multi family compound! Handicap accessible!

20. 2025-03-28
    listed $315,000 Active 519-char remark

    Show marketing remark (519 chars)

    Charming 3 bedroom, 2 bath brick home offering comfort and convenience in every detail. This well maintained property features a spacious layout, large fenced yard, and entertainment area. A standout feature is the 30 x 50 3-car garage with an office and additional bathroom. The home offers a 3 car garage also with built in storm shelter. Conveniently located near Schools, Interstate, and dining. The home next to the property is also available and would be convenient for Multi family compound! Handicap accessible!

21. 2025-01-03
    status Active
22. 2025-01-03
    price $325,000
23. 2024-12-06
    price $329,900
24. 2024-12-03
    status Active
25. 2024-10-02
    status Pending
26. 2024-09-16
    status Active
27. 2024-08-30
    status Pending
28. 2024-05-04
    price $359,900
29. 2024-04-08
    listed $365,000 Active

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$520/yr (+$43/mo · 85.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $20,627
• − Mortgage interest: −$15,404
• − Property taxes: −$608
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$8,000
• Taxable loss: −$8,060
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-1,058/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 — Brookwood

• Score: 60/100
• State rank: #290
• US rank: #18765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookwood, AL
• Population (ZIP): 4,047

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -25.81%
• Current HPI: 181.4965
• Rent YoY: —
• Metro: —
• 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

-24.7% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $275,000 WAMLS
• 2025-08-20 Price Changed $300,000 Greater Alabama MLS
• 2025-08-19 Price Changed $300,000 WAMLS
• 2025-03-28 Listed $315,000 WAMLS
• 2025-01-03 Relisted — WAMLS
• 2025-01-03 Price Changed $325,000 WAMLS
• 2024-12-06 Price Changed $329,900 WAMLS
• 2024-12-03 Relisted — WAMLS
• 2024-10-02 Pending — WAMLS
• 2024-09-16 Relisted — WAMLS
• 2024-08-30 Pending — WAMLS
• 2024-05-04 Price Changed $359,900 WAMLS
• 2024-04-08 Listed $365,000 WAMLS

Property tax history

+4.5%/yr

Latest (2021): $608 · +25.3% YoY. Source: county tax records.