4426 Reichhold Rd · Holt, AL 35404

$128,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 100 Days on market

Built 1965 8,276 sqft lot $125/sqft · 33% above area Est $167k · 23% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Rent growth +4.2/5.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom, one bath brick home will make a great starter home. It has hardwood floors in the living room, the bedrooms and the hall. The open concepts give it a spacious atmosphere. It has a metal roof and in addition to the attached carport, it also has a detached garage with a work shop above the garage. Plus, it has a fenced in back yard and a metal storage building with power.

Key facts

• Metal roof
• Fenced in back yard
• Work shop

Tags

• HARDWOOD FLOORS
• METAL ROOF
• DETACHED GARAGE
• WORK SHOP
• FENCED IN BACK YARD
• METAL STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#317 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities 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: Rents rising fast (+6.8%/yr); 167 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 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 + 6.8% 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 100 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1965 — 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $167,270
• List price: $128,000
• Delta: -23.48%
• 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
4202 20th St NE	0.24mi	3/1.0	1,011 (-1%)	4mo	$110,000	$109	83
4006 Alabama Ave NE	0.37mi	2/2.5 (-1)	1,076 (+5%)	1mo	$144,000	$134	62
4206 Alabama Avenue Ave NE	0.23mi	3/2.0	1,176 (+15%)	5mo	$66,000	$56	56
4815 Reichhold Rd	0.27mi	2/2.0 (-1)	1,160 (+13%)	21mo	$100,000	$86	39
3515 19th Street St NE	0.74mi	2/1.0 (-1)	984 (-4%)	20mo	$157,600	$160	38

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,437
• Equity at exit: $19,085

10-year hold

• IRR: 12.3%
• Equity multiple: 2.15×
• Total profit: $41,132
• Equity at exit: $11,067

Cash invested: $35,840 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $216

Break-even live

Break-even rent $1,120

Max offer price $128,000

Occupancy floor 80%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Crescent Ridge Rd NE Tuscaloosa, AL	3.0	2.0	1052	$1,250	$1.19	43d	1	0.60mi
3824 15th St NE Tuscaloosa, AL	3.0	1.0	864	$1,050	$1.22	13d	1	0.63mi
3313 Alabama Ave NE Tuscaloosa, AL	4.0	2.0	1380	$1,500	$1.09	43d	1	0.77mi
4220 Keene Dr Tuscaloosa, AL	2.0–3.0	2.0	1119	$850	$0.76	21d	1	1.27mi

Listing history 19 events

1. 2026-06-18
   days on market $128,000 Active 100 DOM
2. 2026-06-17
   days on market $128,000 Active 99 DOM
3. 2026-06-16
   days on market $128,000 Active 98 DOM
4. 2026-06-15
   days on market $128,000 Active 97 DOM
5. 2026-06-14
   days on market $128,000 Active 95 DOM
6. 2026-06-13
   days on market $128,000 Active 94 DOM
7. 2026-06-10
   days on market $128,000 Active 92 DOM
8. 2026-06-09
   days on market $128,000 Active 91 DOM
9. 2026-06-08
   days on market $128,000 Active 90 DOM
10. 2026-06-07
    days on market $128,000 Active 89 DOM
11. 2026-06-05
    days on market $128,000 Active 86 DOM
12. 2026-06-03
    days on market $128,000 Active 85 DOM
13. 2026-06-02
    days on market $128,000 Active 84 DOM
14. 2026-06-01
    days on market $128,000 Active 83 DOM
15. 2026-05-31
    days on market $128,000 Active 82 DOM
16. 2026-05-30
    days on market $128,000 Active 81 DOM
17. 2026-04-29
    price $128,000 392-char remark

    Show marketing remark (392 chars)

    This three-bedroom, one bath brick home will make a great starter home. It has hardwood floors in the living room, the bedrooms and the hall. The open concepts give it a spacious atmosphere. It has a metal roof and in addition to the attached carport, it also has a detached garage with a work shop above the garage. Plus, it has a fenced in back yard and a metal storage building with power.

18. 2026-04-21
    price $133,000 392-char remark

    Show marketing remark (392 chars)

    This three-bedroom, one bath brick home will make a great starter home. It has hardwood floors in the living room, the bedrooms and the hall. The open concepts give it a spacious atmosphere. It has a metal roof and in addition to the attached carport, it also has a detached garage with a work shop above the garage. Plus, it has a fenced in back yard and a metal storage building with power.

19. 2026-03-10
    listed $140,000 Active 392-char remark

    Show marketing remark (392 chars)

    This three-bedroom, one bath brick home will make a great starter home. It has hardwood floors in the living room, the bedrooms and the hall. The open concepts give it a spacious atmosphere. It has a metal roof and in addition to the attached carport, it also has a detached garage with a work shop above the garage. Plus, it has a fenced in back yard and a metal storage building with power.

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,713
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,724
• Taxable income: $586
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,448/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 — Holt

• Score: 59/100
• State rank: #317
• US rank: #19673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holt, AL
• County: Tuscaloosa County · 206,491 people
• City population: 23,553
• Metro: Tuscaloosa, AL
• Population (ZIP): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

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 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• 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

-8.6% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $128,000 WAMLS
• 2026-04-21 Price Changed $133,000 WAMLS
• 2026-03-10 Listed $140,000 WAMLS

Property tax history

-1.9%/yr

Latest (2019): $139 · +0.0% YoY. Source: county tax records.