901 Hargrove Road Rd Unit 7A · Tuscaloosa, AL 35401

$95,000

2 bd · 1.0 ba · 548 sqft · Condo public records · 5 Days on market

Built 1950

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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 +21.3/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Welcome to Tuscaloosa, AL! Normally you'd be excited about football and UA. But today, you'll be excited to see this beautiful condo right in the heart of Tuscaloosa just minutes from shopping, Bryant Denny Stadium and UA. You'll love the convenience of being so close to all of the excitement! This 2-bedroom, 1 bathroom condo features an in-ground swimming pool right outside your front door, and so many other amenities all under $100k! Call for your private showing today!

Key facts

• Heart of tuscaloosa
• Close to ua
• Close to shopping

Tags

• IN-GROUND SWIMMING POOL
• HEART OF TUSCALOOSA
• CLOSE TO SHOPPING
• CLOSE TO BRYANT DENNY STADIUM
• CLOSE TO UA

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.0% 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.
• Market conditions: Rents rising fast (+6.3%/yr); 306 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,198/mo this rent would consume 49% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $72k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $95,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-2,351
• Equity at exit: $14,165

10-year hold

• IRR: 11.3%
• Equity multiple: 2.04×
• Total profit: $27,766
• Equity at exit: $8,214

Cash invested: $26,600 (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: 306
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$40
• HOA est. from 8 same-building comps: −$198
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $139

Break-even live

Break-even rent $1,022

Max offer price $95,000

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $166	+0% $139	+5% $112	+10% $85
Rent	-10% $44	-5% $91	+0% $139	+5% $186	+10% $233
Rate	-1.0pp $187	-0.5pp $163	base $139	+0.5pp $114	+1.0pp $89

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	44d	1	0.11mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	14d	1	0.22mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	44d	1	0.51mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,650	$2.71	21d	1	0.93mi
708 11th St Tuscaloosa, AL	1.0	1.0	608	$1,500	$2.47	44d	1	0.93mi
2300 5th Ave E Tuscaloosa, AL	1.0	1.0	540	$830	$1.54	44d	1	1.09mi
831 Red Drew Ave Tuscaloosa, AL	1.0	1.0	650	$875	$1.35	44d	1	1.10mi
819 17th Ave Tuscaloosa, AL	1.0	1.0	665	$1,162	$1.75	21d	2	1.21mi
1420 8th St Tuscaloosa, AL	1.0	1.0	650	$850	$1.31	44d	1	1.22mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	44d	1	1.31mi
721 20th Ave Tuscaloosa, AL	1.0	1.0	650	$1,500	$2.31	14d	1	1.34mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,044	$1.25	44d	11	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-07
   status Pending

   Show marketing remark (476 chars)

   Welcome to Tuscaloosa, AL! Normally you'd be excited about football and UA. But today, you'll be excited to see this beautiful condo right in the heart of Tuscaloosa just minutes from shopping, Bryant Denny Stadium and UA. You'll love the convenience of being so close to all of the excitement! This 2-bedroom, 1 bathroom condo features an in-ground swimming pool right outside your front door, and so many other amenities all under $100k! Call for your private showing today!

2. 2026-04-07
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Welcome to Tuscaloosa, AL! Normally you'd be excited about football and UA. But today, you'll be excited to see this beautiful condo right in the heart of Tuscaloosa just minutes from shopping, Bryant Denny Stadium and UA. You'll love the convenience of being so close to all of the excitement! This 2-bedroom, 1 bathroom condo features an in-ground swimming pool right outside your front door, and so many other amenities all under $100k! Call for your private showing today!

3. 2026-04-01
   listed $95,000 Active
4. 2026-03-31
   listed $95,000 Active 476-char remark

   Show marketing remark (476 chars)

   Welcome to Tuscaloosa, AL! Normally you'd be excited about football and UA. But today, you'll be excited to see this beautiful condo right in the heart of Tuscaloosa just minutes from shopping, Bryant Denny Stadium and UA. You'll love the convenience of being so close to all of the excitement! This 2-bedroom, 1 bathroom condo features an in-ground swimming pool right outside your front door, and so many other amenities all under $100k! Call for your private showing today!

5. 2013-04-24
   listed $69,900
6. 2007-07-30
   soldstatus $71,500

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $861 · $72/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 60% 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: $14,374
• − Mortgage interest: −$5,321
• − Property taxes: −$861
• − Insurance: −$475
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − HOA: −$2,376
• − Depreciation: −$2,764
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,599/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

+32.9% since first listed

6 events — show timeline

• 2026-04-07 Pending — WAMLS
• 2026-04-07 Pending — Greater Alabama MLS
• 2026-04-01 Listed $95,000 WAMLS
• 2026-03-31 Listed $95,000 Greater Alabama MLS
• 2013-04-24 Listed $69,900 WAMLS
• 2007-07-30 Sold (Public Records) $71,500 Public Records

Property tax history

+13.5%/yr

Latest (2025): $861 · +6.9% YoY. Source: county tax records.