56 Washington Sq · Tuscaloosa, AL 35401

$82,000

2 bd · 1.0 ba · 973 sqft · SingleFamily public records · 186 Days on market

Built 1950 8,712 sqft lot $84/sqft · 19% below area Est $102k · 19% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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 MLS

Discover this single-family detached residence strategically positioned on a spacious corner lot. This property features a functional layout, assumed to be 2 bedrooms and 1 bathroom, providing a strong foundation for future customization. External amenities include a fully fenced yard and a dedicated carport. Note: Property is currently occupied and sold in as-is condition. To respect the privacy of the residents, please do not disturb occupants. Drive-by viewings only; no interior access is available at this time. This offering represents a unique opportunity to build equity through modernization.

Key facts

• Spacious corner lot
• Fully fenced yard
• Dedicated carport

Tags

• SPACIOUS CORNER LOT
• FULLY FENCED YARD
• DEDICATED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 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: Martin L King Jr Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 503 students, 82% 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 86% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 30% district-wide (-18 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); 307 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,188/mo this rent would consume 49% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1950 — 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: 1.45% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (median comp): $101,584
• List price: $82,000
• Delta: -19.28%
• 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
2318 Fosters Ferry Rd Rd	0.19mi	3/1.0 (+1)	974 (+0%)	5mo	$104,500	$107	82
4308 27th Street St	0.23mi	3/1.0 (+1)	904 (-7%)	5mo	$95,000	$105	68
3903 31st St	0.46mi	3/1.0 (+1)	1,036 (+6%)	1mo	$129,900	$125	62
4222 27th St	0.20mi	3/1.0 (+1)	900 (-8%)	16mo	$34,900	$39	60
1917 Fosters Ferry Rd	0.50mi	3/1.0 (+1)	928 (-5%)	6mo	$59,900	$65	59
4818 Greenview Dr	0.57mi	2/1.0	936 (-4%)	12mo	$60,000	$64	57
3424 31st St	0.63mi	2/1.0	952 (-2%)	18mo	$65,000	$68	52
3504 36th Ct	0.70mi	3/1.0 (+1)	950 (-2%)	8mo	$148,500	$156	52
3619 19th St	0.49mi	2/1.0	888 (-9%)	18mo	$78,500	$88	48
4909 Clover Road Rd	0.63mi	2/1.0	1,080 (+11%)	8mo	$87,700	$81	46
4701 Greenview Dr	0.50mi	3/1.5 (+1)	1,110 (+14%)	7mo	$169,900	$153	40
3405 31st St	0.67mi	3/1.0 (+1)	1,092 (+12%)	8mo	$119,000	$109	36

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: 18.2%
• Equity multiple: 1.77×
• Total profit: $17,626
• Equity at exit: $12,226

10-year hold

• IRR: 28.8%
• Equity multiple: 3.95×
• Total profit: $67,729
• Equity at exit: $7,090

Cash invested: $22,960 (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: 307
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$430
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $422

Break-even live

Break-even rent $655

Max offer price $82,000

Occupancy floor 60%

Sensitivity live

Price	-10% $468	-5% $445	+0% $422	+5% $399	+10% $375
Rent	-10% $328	-5% $375	+0% $422	+5% $469	+10% $516
Rate	-1.0pp $463	-0.5pp $443	base $422	+0.5pp $401	+1.0pp $379

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	45d	1	0.49mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	15d	1	0.83mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	15d	1	0.91mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	45d	1	0.96mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	15d	1	1.05mi
3008 7th St Tuscaloosa, AL	2.0	1.0	840	$900	$1.07	45d	1	1.31mi
2610 19th St Tuscaloosa, AL	1.0	1.0	994	$700	$0.70	45d	1	1.41mi

Listing history 19 events

1. 2026-06-21
   days on market $82,000 Active 186 DOM
2. 2026-06-18
   days on market $82,000 Active 183 DOM
3. 2026-06-17
   days on market $82,000 Active 182 DOM
4. 2026-06-16
   days on market $82,000 Active 181 DOM
5. 2026-06-15
   days on market $82,000 Active 180 DOM
6. 2026-06-14
   days on market $82,000 Active 178 DOM
7. 2026-06-13
   days on market $82,000 Active 177 DOM
8. 2026-06-10
   days on market $82,000 Active 175 DOM
9. 2026-06-09
   days on market $82,000 Active 174 DOM
10. 2026-06-08
    days on market $82,000 Active 173 DOM
11. 2026-06-07
    days on market $82,000 Active 172 DOM
12. 2026-06-05
    days on market $82,000 Active 169 DOM
13. 2026-06-03
    days on market $82,000 Active 168 DOM
14. 2026-06-02
    days on market $82,000 Active 167 DOM
15. 2026-06-01
    days on market $82,000 Active 166 DOM
16. 2026-05-31
    days on market $82,000 Active 165 DOM
17. 2026-05-30
    days on market $82,000 Active 164 DOM
18. 2026-03-18
    price $82,000 605-char remark

    Show marketing remark (605 chars)

    Discover this single-family detached residence strategically positioned on a spacious corner lot. This property features a functional layout, assumed to be 2 bedrooms and 1 bathroom, providing a strong foundation for future customization. External amenities include a fully fenced yard and a dedicated carport. Note: Property is currently occupied and sold in as-is condition. To respect the privacy of the residents, please do not disturb occupants. Drive-by viewings only; no interior access is available at this time. This offering represents a unique opportunity to build equity through modernization.

19. 2025-12-16
    listed $88,000 Active 605-char remark

    Show marketing remark (605 chars)

    Discover this single-family detached residence strategically positioned on a spacious corner lot. This property features a functional layout, assumed to be 2 bedrooms and 1 bathroom, providing a strong foundation for future customization. External amenities include a fully fenced yard and a dedicated carport. Note: Property is currently occupied and sold in as-is condition. To respect the privacy of the residents, please do not disturb occupants. Drive-by viewings only; no interior access is available at this time. This offering represents a unique opportunity to build equity through modernization.

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $634 · $53/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 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $14,261
• − Mortgage interest: −$4,593
• − Property taxes: −$634
• − Insurance: −$410
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,385
• Taxable income: $3,956
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,112/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

-6.8% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $82,000 WAMLS
• 2025-12-16 Listed $88,000 WAMLS

Property tax history

+6.1%/yr

Latest (2025): $634 · +6.9% YoY. Source: county tax records.