20479 Arlo Dr · Woodstock, AL 35111

$158,955

4 bd · 3.0 ba · 2,772 sqft · SingleFamily public records · 95 Days on market

Built 1993 1.00 ac lot $57/sqft · 53% below area

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

Key facts

• Near schools
• Near shopping
• Partial basement

Tags

• PARTIAL BASEMENT
• GENEROUS LIVING AREAS
• PLENTY OF ROOM FOR ANIMALS
• CONVENIENTLY LOCATED NEAR I-59
• NEAR SHOPPING
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.2% in Woodstock — 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 59/100 on livability (#320 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, health & safety D, crime 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: 350 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $45k; list at $159k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,649 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (median comp): $335,492
• List price: $158,955
• Delta: -52.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12101 Danny Dr	0.43mi	4/3.0	2,497 (-10%)	17mo	$279,900	$112	50
20700 Arlo Ln	0.43mi	4/3.0	2,472 (-11%)	21mo	$148,000	$60	45
20913 Cedar Rd	0.56mi	3/2.0 (-1)	2,900 (+5%)	20mo	$270,000	$93	41
12565 Teddy Dr	0.72mi	3/3.0 (-1)	2,808 (+1%)	24mo	$280,000	$100	39
12535 Teddy Dr	0.67mi	3/2.0 (-1)	2,425 (-12%)	2mo	$319,900	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $11,653
• Equity at exit: $23,701

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $58,250
• Equity at exit: $13,744

Cash invested: $44,507 (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 35111

• Home prices YoY: -20.0%
• Active inventory: 350
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $588

Break-even live

Break-even rent $1,276

Max offer price $158,955

Occupancy floor 66%

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: $39,739
• Closing costs: $4,769
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $158,955 Active 95 DOM
2. 2026-06-17
   days on market $158,955 Active 94 DOM
3. 2026-06-16
   days on market $158,955 Active 93 DOM
4. 2026-06-15
   days on market $158,955 Active 92 DOM
5. 2026-06-14
   days on market $158,955 Active 90 DOM
6. 2026-06-13
   days on market $158,955 Active 89 DOM
7. 2026-06-10
   days on market $158,955 Active 87 DOM
8. 2026-06-09
   days on market $158,955 Active 86 DOM
9. 2026-06-08
   days on market $158,955 Active 85 DOM
10. 2026-06-07
    days on market $158,955 Active 84 DOM
11. 2026-06-05
    days on market $158,955 Active 81 DOM
12. 2026-06-03
    days on market $158,955 Active 80 DOM
13. 2026-06-02
    days on market $158,955 Active 79 DOM
14. 2026-06-01
    days on market $158,955 Active 78 DOM
15. 2026-05-31
    days on market $158,955 Active 77 DOM
16. 2026-05-30
    days on market $158,955 Active 76 DOM
17. 2026-05-14
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

18. 2026-05-04
    status Active 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

19. 2026-04-02
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

20. 2026-03-25
    status Active 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

21. 2026-03-24
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

22. 2026-03-03
    status Active 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

23. 2026-02-22
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

24. 2026-02-11
    status Active 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

25. 2026-01-21
    status Pending 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

26. 2026-01-03
    listed $158,955 Active 639-char remark

    Show marketing remark (639 chars)

    Charming 4BR/2BA ranch on an acre in sought-after Tuscaloosa County / McCalla! Enjoy peaceful country living with a classic barn and a spacious all bedrooms on main level. This one-level home features a partial basement for extra storage or workspace, generous living areas, and a functional layout perfect for those who love space to spread out. Plenty of room for animals, gardening, or simply enjoying the outdoors. Conveniently located near I-59, shopping, and schools. A rare find with land, privacy, and potential! Comes with 1 Year Home Warranty! 3 Minutes to the 9 lakes of Lake View including ALL the fishing lakes and Ski Lake.

27. 2025-10-24
    soldstatus $45,000
28. 2023-10-12
    soldstatus $14,998,807
29. 2014-10-03
    soldstatus $82,500
30. 2014-09-22
    soldstatus $82,500 298-char remark

    Show marketing remark (298 chars)

    DREAM LAKE AREA-3 BEDROOM, 2 BATH ON AN ESTATE LOT. LARGE EAT IN KITCHEN, GREATROOM WITH FIREPLACE, DEN WITH FIREPLACE, FORMAL DINING ROOM, SUNROOM OR BONUS ROOM, LAUNDRY ROOM. SPLIT BEDROOMS, LARGE LONG COUNTRY FRONT PORCH, SCREENED IN BACK PORCH. BRICK FOUNDATION . READY FOR FHA OR VA FINANCING.

31. 2014-09-22
    soldstatus $82,500

    Show marketing remark (298 chars)

    DREAM LAKE AREA-3 BEDROOM, 2 BATH ON AN ESTATE LOT. LARGE EAT IN KITCHEN, GREATROOM WITH FIREPLACE, DEN WITH FIREPLACE, FORMAL DINING ROOM, SUNROOM OR BONUS ROOM, LAUNDRY ROOM. SPLIT BEDROOMS, LARGE LONG COUNTRY FRONT PORCH, SCREENED IN BACK PORCH. BRICK FOUNDATION . READY FOR FHA OR VA FINANCING.

32. 2013-04-23
    listed $89,900 298-char remark

    Show marketing remark (298 chars)

    DREAM LAKE AREA-3 BEDROOM, 2 BATH ON AN ESTATE LOT. LARGE EAT IN KITCHEN, GREATROOM WITH FIREPLACE, DEN WITH FIREPLACE, FORMAL DINING ROOM, SUNROOM OR BONUS ROOM, LAUNDRY ROOM. SPLIT BEDROOMS, LARGE LONG COUNTRY FRONT PORCH, SCREENED IN BACK PORCH. BRICK FOUNDATION . READY FOR FHA OR VA FINANCING.

33. 2013-04-23
    listed $99,900

    Show marketing remark (298 chars)

    DREAM LAKE AREA-3 BEDROOM, 2 BATH ON AN ESTATE LOT. LARGE EAT IN KITCHEN, GREATROOM WITH FIREPLACE, DEN WITH FIREPLACE, FORMAL DINING ROOM, SUNROOM OR BONUS ROOM, LAUNDRY ROOM. SPLIT BEDROOMS, LARGE LONG COUNTRY FRONT PORCH, SCREENED IN BACK PORCH. BRICK FOUNDATION . READY FOR FHA OR VA FINANCING.

34. 2008-01-14
    soldstatus $10,000

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $24,239
• − Mortgage interest: −$8,904
• − Property taxes: −$1,298
• − Insurance: −$795
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$4,624
• Taxable income: $4,740
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $5,916/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 — Woodstock

• Score: 59/100
• State rank: #320
• US rank: #19763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscaloosa County · 206,491 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 137.0

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 (69%)
• Race & ethnicity: White 69% Black 24% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -51.52%
• Current HPI: 206.3808
• 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

+1489.5% since first listed

18 events — show timeline

• 2026-05-14 Pending — WAMLS
• 2026-05-04 Relisted — WAMLS
• 2026-04-02 Pending — WAMLS
• 2026-03-25 Relisted — WAMLS
• 2026-03-24 Pending — WAMLS
• 2026-03-03 Relisted — WAMLS
• 2026-02-22 Pending — WAMLS
• 2026-02-11 Relisted — WAMLS
• 2026-01-21 Pending — WAMLS
• 2026-01-03 Listed $158,955 WAMLS
• 2025-10-24 Sold (Public Records) $45,000 Public Records
• 2023-10-12 Sold (Public Records) $14,998,807 Public Records
• 2014-10-03 Sold (Public Records) $82,500 Public Records
• 2014-09-22 Sold (MLS) $82,500 Greater Alabama MLS
• 2014-09-22 Sold (MLS) $82,500 WAMLS
• 2013-04-23 Listed $99,900 Greater Alabama MLS
• 2013-04-23 Listed $89,900 WAMLS
• 2008-01-14 Sold (Public Records) $10,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,298 · +217.9% YoY. Source: county tax records.