11339 Fleetwood Rd · Brookwood, AL 35453

$129,900

3 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 118 Days on market

Built 1963 1.00 ac lot $74/sqft · 36% below area Est $204k · 36% under ↓ 4% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +3.0/5.0
• 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

Investors!! This 3-bedroom, 2 full bath home sits on a spacious 1-acre lot and has already received several key updates, including new flooring in some areas, new countertops, remodeled bathrooms and fresh paint inside and out and new garage doors. This property would be a great choice for an INVESTORS looking to add a solid property to their portfolio or for a buyer wanting to complete the remaining touches and make it their own. Home is being sold AS-IS, offering a great opportunity to build equity quickly.

Key facts

• Spacious 1-acre lot
• New garage doors
• Fresh paint

Tags

• SPACIOUS 1-ACRE LOT
• NEW FLOORING
• NEW COUNTERTOPS
• FRESH PAINT
• NEW GARAGE DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

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: 66 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 $898 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 + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.
• Current owner paid $72k; list at $130k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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. 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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $203,606
• List price: $129,900
• Delta: -36.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11339 Fleetwood Rd	0.00mi	3/2.0	1,750 (0%)	0mo	$105,000	$60	96

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,792
• Equity at exit: $19,369

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $35,358
• Equity at exit: $11,231

Cash invested: $36,372 (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 35453

• Home prices YoY: -18.6%
• Active inventory: 66
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $390

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 71%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   statusdays on market $129,900 Pending 118 DOM
2. 2026-05-31
   days on market $129,900 Active 117 DOM
3. 2026-05-30
   days on market $129,900 Active 116 DOM
4. 2026-03-23
   status Active 514-char remark

   Show marketing remark (514 chars)

   Investors!! This 3-bedroom, 2 full bath home sits on a spacious 1-acre lot and has already received several key updates, including new flooring in some areas, new countertops, remodeled bathrooms and fresh paint inside and out and new garage doors. This property would be a great choice for an INVESTORS looking to add a solid property to their portfolio or for a buyer wanting to complete the remaining touches and make it their own. Home is being sold AS-IS, offering a great opportunity to build equity quickly.

5. 2026-01-23
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Investors!! This 3-bedroom, 2 full bath home sits on a spacious 1-acre lot and has already received several key updates, including new flooring in some areas, new countertops, remodeled bathrooms and fresh paint inside and out and new garage doors. This property would be a great choice for an INVESTORS looking to add a solid property to their portfolio or for a buyer wanting to complete the remaining touches and make it their own. Home is being sold AS-IS, offering a great opportunity to build equity quickly.

6. 2025-12-05
   listed $129,900 Active 514-char remark

   Show marketing remark (514 chars)

   Investors!! This 3-bedroom, 2 full bath home sits on a spacious 1-acre lot and has already received several key updates, including new flooring in some areas, new countertops, remodeled bathrooms and fresh paint inside and out and new garage doors. This property would be a great choice for an INVESTORS looking to add a solid property to their portfolio or for a buyer wanting to complete the remaining touches and make it their own. Home is being sold AS-IS, offering a great opportunity to build equity quickly.

7. 2025-06-18
   soldstatus $71,500
8. 2025-06-11
   soldstatus $71,500 Closed 204-char remark

   Show marketing remark (204 chars)

   Investors or someone wanting to put your personal touch on a home, this is an opportunity for you! This home features 3 bedroom, 2 bath with large 1 acre yard. Hardwood floors, block build and metal roof.

9. 2025-05-30
   status Pending 204-char remark

   Show marketing remark (204 chars)

   Investors or someone wanting to put your personal touch on a home, this is an opportunity for you! This home features 3 bedroom, 2 bath with large 1 acre yard. Hardwood floors, block build and metal roof.

10. 2025-05-15
    listed $100,000 Active 204-char remark

    Show marketing remark (204 chars)

    Investors or someone wanting to put your personal touch on a home, this is an opportunity for you! This home features 3 bedroom, 2 bath with large 1 acre yard. Hardwood floors, block build and metal roof.

11. 2024-07-29
    status Active
12. 2024-05-01
    price $147,500
13. 2024-05-01
    listed $135,000 Active
14. 2024-03-12
    listed $134,900 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,555
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$3,779
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,010/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

• Population (ZIP): 12,522

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 20% Hispanic / Latino 9% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -42.62%
• Current HPI: 186.9504
• 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

-3.7% since first listed

11 events — show timeline

• 2026-03-23 Relisted — WAMLS
• 2026-01-23 Pending — WAMLS
• 2025-12-05 Listed $129,900 WAMLS
• 2025-06-18 Sold (Public Records) $71,500 Public Records
• 2025-06-11 Sold (MLS) $71,500 WAMLS
• 2025-05-30 Pending — WAMLS
• 2025-05-15 Listed $100,000 WAMLS
• 2024-07-29 Relisted — WAMLS
• 2024-05-01 Price Changed $147,500 WAMLS
• 2024-05-01 Listed $135,000 WAMLS
• 2024-03-12 Listed $134,900 WAMLS