4212 26th Street St · Tuscaloosa, AL 35401

$174,900

4 bd · 2.0 ba · 1,679 sqft · SingleFamily public records · 15 Days on market

Built 1965 Est $121k · 45% over

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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).

• Cash flow +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this affordable home on the West end of town. This home features 4-bedrooms, 2 bathrooms, a nice size large living room, a large den and a bonus room that could be utilized as a dining room or office. While the basement, is not suited for living space, it is excellent for storage. Situated on a large corner lot, this home has a carport, exterior storage room and a storage building. * * * Great News * * * All HUD REO properties utilizing FHA-insured financing are eligible for $100 down payment incentive. Call today for details.

Key facts

• New counter tops
• Extra storage shed
• Full brick home

Tags

• FULL BRICK HOME
• LARGE FENCED CORNER LOT
• EXTRA STORAGE SHED
• NEW COUNTER TOPS
• COMPLETELY RENOVATED BATHROOMS
• RECENTLY INSTALLED APPLIANCES

Property features AI

Exterior

• Parking: Attached carport; Has carport; Concrete driveway
• Utilities: Public water
• Home design: Single-family residence; One story
• Construction: Brick construction; Flat roof
• Exterior features: Covered porch; Porch; Chain link fencing; Outbuilding; Corner lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Gas water heater (utility)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Dishwasher; Gas water heater; Oven; Refrigerator; Full basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (7.0% below list).
• Recommended offer: $163k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 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 88% FRL vs 59% district-wide (29 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,626/mo this rent would consume 67% 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 $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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $74k; list at $175k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $162,636 (7.0% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $120,888
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 28th Pl	0.17mi	4/2.0	1,474 (-12%)	4mo	$70,000	$47	69
4822 Clover Rd	0.45mi	3/2.0 (-1)	1,625 (-3%)	0mo	$58,000	$36	69
2127 Culver Rd	0.49mi	3/2.0 (-1)	1,656 (-1%)	23mo	$198,000	$120	50
3433 31st St	0.71mi	3/2.0 (-1)	1,680 (+0%)	15mo	$101,000	$60	50
5114 Greenview Dr	0.58mi	3/2.0 (-1)	1,711 (+2%)	22mo	$197,000	$115	47
1812 36th Ave	0.69mi	4/2.0	1,756 (+5%)	17mo	$126,000	$72	46
2115 Fosters Ferry Rd	0.47mi	3/3.5 (-1)	1,523 (-9%)	11mo	$59,000	$39	43
1930 40th Ave E	0.39mi	3/3.0 (-1)	1,518 (-10%)	20mo	$35,000	$23	40
3035 36th Ave	0.59mi	3/1.0 (-1)	1,772 (+6%)	19mo	$145,000	$82	38
3450 Tamera Ave	0.71mi	3/2.0 (-1)	1,550 (-8%)	21mo	$220,000	$142	32

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,451
• Equity at exit: $26,078

10-year hold

• IRR: 7.4%
• Equity multiple: 1.63×
• Total profit: $31,059
• Equity at exit: $15,122

Cash invested: $48,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$917
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $194

Break-even live

Break-even rent $1,380

Max offer price $174,900

Occupancy floor 83%

Sensitivity live

Price	-10% $293	-5% $244	+0% $194	+5% $145	+10% $95
Rent	-10% $66	-5% $130	+0% $194	+5% $259	+10% $323
Rate	-1.0pp $282	-0.5pp $239	base $194	+0.5pp $149	+1.0pp $103

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 21st St Tuscaloosa, AL	3.0	2.0	1230	$1,570	$1.28	22d	1	0.54mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	45d	1	0.58mi
4342 Tari St Tuscaloosa, AL	3.0	2.0	1340	$1,750	$1.31	45d	1	0.59mi
4416 Tari St Tuscaloosa, AL	3.0	2.0	1259	$1,700	$1.35	14d	1	0.59mi
3499 Joyce Lewis Ave Tuscaloosa, AL	3.0	2.0	1340	$1,700	$1.27	22d	1	0.65mi
3416 36th Ct Tuscaloosa, AL	3.0	2.0	1206	$1,395	$1.16	45d	1	0.70mi
5022 Virginia Cir Tuscaloosa, AL	3.0	1.5	1161	$1,350	$1.16	45d	1	0.87mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	14d	1	0.88mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	14d	1	0.91mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	22d	1	1.33mi
2720 21st St Tuscaloosa, AL	4.0	1.0	1148	$1,100	$0.96	22d	1	1.34mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $174,900 Pending 15 DOM
2. 2026-06-10
   days on market $174,900 Active 13 DOM
3. 2026-06-09
   days on market $174,900 Active 12 DOM
4. 2026-06-08
   days on market $174,900 Active 11 DOM
5. 2026-06-07
   days on market $174,900 Active 10 DOM
6. 2026-06-05
   days on market $174,900 Active 7 DOM
7. 2026-06-03
   days on market $174,900 Active 6 DOM
8. 2026-06-02
   days on market $174,900 Active 5 DOM
9. 2026-06-01
   days on market $174,900 Active 4 DOM
10. 2026-05-31
    days on market $174,900 Active 3 DOM
11. 2026-05-30
    days on market $174,900 Active 2 DOM
12. 2026-05-27
    listed
13. 2026-05-25
    listed $174,900 Active
14. 2022-11-01
    soldstatus $74,500 Closed 547-char remark

    Show marketing remark (547 chars)

    Check out this affordable home on the West end of town. This home features 4-bedrooms, 2 bathrooms, a nice size large living room, a large den and a bonus room that could be utilized as a dining room or office. While the basement, is not suited for living space, it is excellent for storage. Situated on a large corner lot, this home has a carport, exterior storage room and a storage building. * * * Great News * * * All HUD REO properties utilizing FHA-insured financing are eligible for $100 down payment incentive. Call today for details.

15. 2022-10-01
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Check out this affordable home on the West end of town. This home features 4-bedrooms, 2 bathrooms, a nice size large living room, a large den and a bonus room that could be utilized as a dining room or office. While the basement, is not suited for living space, it is excellent for storage. Situated on a large corner lot, this home has a carport, exterior storage room and a storage building. * * * Great News * * * All HUD REO properties utilizing FHA-insured financing are eligible for $100 down payment incentive. Call today for details.

16. 2022-09-20
    listed $78,000 Active 547-char remark

    Show marketing remark (547 chars)

    Check out this affordable home on the West end of town. This home features 4-bedrooms, 2 bathrooms, a nice size large living room, a large den and a bonus room that could be utilized as a dining room or office. While the basement, is not suited for living space, it is excellent for storage. Situated on a large corner lot, this home has a carport, exterior storage room and a storage building. * * * Great News * * * All HUD REO properties utilizing FHA-insured financing are eligible for $100 down payment incentive. Call today for details.

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,205 · $100/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $19,516
• − Mortgage interest: −$9,797
• − Property taxes: −$1,205
• − Insurance: −$874
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,088
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,469/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

+124.2% since first listed

5 events — show timeline

• 2026-05-27 Listed for Rent — WAMLS
• 2026-05-25 Listed $174,900 WAMLS
• 2022-11-01 Sold (MLS) $74,500 WAMLS
• 2022-10-01 Pending — WAMLS
• 2022-09-20 Listed $78,000 WAMLS

Property tax history

+9.5%/yr

Latest (2025): $1,205 · +6.9% YoY. Source: county tax records.