2901 21st St · Tuscaloosa, AL 35401

$45,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 6 Days on market

Built 1943 2,614 sqft lot Est $54k · 17% under

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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

Corner lot in a very convenient central Tuscaloosa location! This 3-bedroom, 1-bath home is a true fixer-upper and is being sold with plenty of opportunity for the right buyer. The home needs TLC and updates throughout, including flooring and bathroom, but it offers great upside potential at this price point. Previously used as a long-term rental for several years, this property could be a good option for an investor, flipper, or buyer looking for a project. Priced to sell and ready for someone to bring it back to life.

Key facts

• Long-term rental
• Upside potential
• Corner lot

Tags

• CORNER LOT
• CENTRAL TUSCALOOSA LOCATION
• FIXER-UPPER
• UPSIDE POTENTIAL
• LONG-TERM RENTAL

Property features AI

Exterior

• Parking: Driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One story
• Construction: Wood siding; Slab foundation; Composition/shingle roof; Built on 0.06-acre lot
• Exterior features: Covered porch; Paved road access; Corner lot (per directions)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Gas water heater; No fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 24.3% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $1,209/mo this rent would consume 50% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $45,000

Questions for the listing agent

1. Built in 1943 — 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: 2.69% ✓
• Cap rate: 24.28%
• Cash-on-cash: 64.23%
• DSCR: 3.86
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $54,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 29th Ave Ave	0.13mi	2/1.0 (-1)	840 (+1%)	11mo	$67,000	$80	78
2710 19th St	0.25mi	2/1.0 (-1)	873 (+5%)	17mo	$36,000	$41	61
1917 Fosters Ferry Rd	0.57mi	3/1.0	928 (+12%)	6mo	$59,900	$65	49
2115 26th Ave	0.50mi	2/1.0 (-1)	777 (-7%)	16mo	$9,000	$12	47
3619 19th St	0.68mi	2/1.0 (-1)	888 (+7%)	18mo	$78,500	$88	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: 66.9%
• Equity multiple: 4.16×
• Total profit: $39,798
• Equity at exit: $6,710

10-year hold

• IRR: 72.1%
• Equity multiple: 9.58×
• Total profit: $108,121
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$236
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $674

Break-even live

Break-even rent $355

Max offer price $45,000

Occupancy floor 39%

Sensitivity live

Price	-10% $700	-5% $687	+0% $674	+5% $662	+10% $649
Rent	-10% $579	-5% $627	+0% $674	+5% $722	+10% $770
Rate	-1.0pp $697	-0.5pp $686	base $674	+0.5pp $663	+1.0pp $651

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2712 22nd St Tuscaloosa, AL	4.0	2.0	1008	$1,000	$0.99	45d	1	0.15mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	45d	1	0.21mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	45d	1	0.56mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	14d	1	0.63mi
2405 Herman Ave Tuscaloosa, AL	4.0	1.0	971	$1,100	$1.13	45d	1	0.64mi
3008 7th St Tuscaloosa, AL	2.0	1.0	840	$900	$1.07	45d	1	0.89mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	45d	1	0.91mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	14d	1	0.97mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	45d	1	1.36mi
1510 9th St #113 Tuscaloosa, AL	2.0	2.0	1025	$1,625	$1.59	22d	1	1.37mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	14d	1	1.40mi

Listing history 1 events

1. 2026-05-21
   listed $45,000 Active

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $312 · $26/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 ≥108°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: $14,509
• − Mortgage interest: −$2,521
• − Property taxes: −$312
• − Insurance: −$225
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,309
• Taxable income: $7,821
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $6,216/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

2 events — show timeline

• 2026-05-27 Pending — WAMLS
• 2026-05-21 Listed $45,000 WAMLS

Property tax history

+1.5%/yr

Latest (2025): $312 · +6.7% YoY. Source: county tax records.