1927 42nd Ave · Tuscaloosa, AL 35401

$75,000

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 4 Days on market

Built 1976 8,712 sqft lot Est $128k · 41% under ↓ 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well maintained 3 bedroom, 2 bath property on a nice large corner lot. Great price for 1,700 sq. feet! Upgrades include ceramic tile and new carpet in bedrooms.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1976

Property features AI

Exterior

• Parking: Attached garage; Driveway; Concrete surfaces
• Utilities: Sewer available
• Home design: Single-family residence; One level
• Construction: Brick and frame construction; Composition/shingle roof
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove heating; Electric heating; Central air conditioning
• Interior features: Wood-burning stove fireplace; Electric water heater
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.0% 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: Oakdale Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 318 students, 78% 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 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% 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); 306 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,449/mo this rent would consume 60% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.93% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.80%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $127,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632 43rd Ave	0.33mi	3/1.0	1,250 (-6%)	5mo	$30,000	$24	70
4120 19th St	0.08mi	4/2.0 (+1)	1,288 (-3%)	15mo	$130,000	$101	70
4B Country Club Hills Hls	0.63mi	3/1.5	1,302 (-2%)	7mo	$225,000	$173	59
4124 20th St	0.08mi	3/2.0	1,163 (-13%)	19mo	$60,000	$52	55
3580 21st St	0.49mi	3/2.0	1,274 (-4%)	13mo	$178,900	$140	55
3940 30th Pl	0.74mi	3/1.0	1,216 (-9%)	2mo	$116,900	$96	50
1930 40th Ave E	0.15mi	3/3.0	1,518 (+14%)	20mo	$35,000	$23	45
4110 28th Pl	0.56mi	4/2.0 (+1)	1,474 (+11%)	4mo	$70,000	$47	44
2317 Herman Ave	0.53mi	3/2.0	1,196 (-10%)	14mo	$170,000	$142	43
909 35th Ave	0.73mi	3/2.0	1,176 (-12%)	1mo	$65,000	$55	42
3706 25th Pl	0.58mi	3/2.0	1,200 (-10%)	15mo	$185,800	$155	40
2115 Fosters Ferry Rd	0.44mi	3/3.5	1,523 (+14%)	11mo	$59,000	$39	37

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: 34.1%
• Equity multiple: 2.51×
• Total profit: $31,617
• Equity at exit: $11,183

10-year hold

• IRR: 42.7%
• Equity multiple: 5.73×
• Total profit: $99,355
• Equity at exit: $6,485

Cash invested: $21,000 (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 35401

• Rents YoY: 6.3%
• Active inventory: 306
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$393
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $609

Break-even live

Break-even rent $678

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	13d	1	0.48mi
3560 21st St Tuscaloosa, AL	3.0	2.0	1230	$1,570	$1.28	20d	1	0.49mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	43d	1	0.50mi
2405 Herman Ave Tuscaloosa, AL	4.0	1.0	971	$1,100	$1.13	43d	1	0.55mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	13d	1	0.66mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	13d	1	0.75mi
4342 Tari St Tuscaloosa, AL	3.0	2.0	1340	$1,750	$1.31	43d	1	1.00mi
4416 Tari St Tuscaloosa, AL	3.0	2.0	1259	$1,700	$1.35	13d	1	1.00mi
3499 Joyce Lewis Ave Tuscaloosa, AL	3.0	2.0	1340	$1,700	$1.27	20d	1	1.06mi
3416 36th Ct Tuscaloosa, AL	3.0	2.0	1206	$1,395	$1.16	43d	1	1.07mi
5022 Virginia Cir Tuscaloosa, AL	3.0	1.5	1161	$1,350	$1.16	43d	1	1.10mi
2712 22nd St Tuscaloosa, AL	4.0	2.0	1008	$1,000	$0.99	43d	1	1.22mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	20d	1	1.33mi
2720 21st St Tuscaloosa, AL	4.0	1.0	1148	$1,100	$0.96	20d	1	1.33mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $75,000 Pending 4 DOM
2. 2026-06-10
   days on market $75,000 Active 3 DOM
3. 2026-06-09
   days on market $75,000 Active 2 DOM
4. 2026-06-08
   remarks 180-char remark
5. 2026-06-08
   listed $75,000 Active 1 DOM

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,385
• − Mortgage interest: −$4,201
• − Property taxes: −$1,332
• − Insurance: −$375
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,182
• Taxable income: $6,513
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $5,744/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

-20.6% since first listed

3 events — show timeline

• 2026-06-07 Listed $75,000 WAMLS
• 2016-08-19 Sold (MLS) $92,000 WAMLS
• 2016-04-04 Listed $94,500 WAMLS

Property tax history

+9.2%/yr

Latest (2025): $1,332 · +6.9% YoY. Source: county tax records.