7338 Tulip Trestle Ct Ct · Northport, AL 35473

$255,000

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 72 Days on market

Built 2021 6,098 sqft lot $155/sqft · 17% below area Est $302k · 16% under $46/mo HOA · 3% of rent ↓ 6% since listing

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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).

• ARV discount +14.6/15.0
• Cash flow +8.3/30.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2 bath , 2 car garage home is nestled in Northport AL. It features a spacious and inviting living area, with an open-concept kitchen , that shines with stainless steel appliances leading to a nice backyard ready for outdoor activities or entertaining . The primary suite has an upgraded walk in shower, with separate soaking tub. Additional upgrade in guest bathroom to enjoy . .. This home is conveniently located near local amenities and schools. This home offers a perfect blend of privacy and convenience. Move in Ready. . Schools for this charming home are : Northport Elementary, Northport Intermediate Schools !! Don't miss your chance schedule your showing today !!

Key facts

• Open-concept kitchen
• Nice backyard
• Separate soaking tub

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• UPGRADED WALK IN SHOWER
• SEPARATE SOAKING TUB
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (30.2% below list).
• Recommended offer: $178k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Northport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#8 in AL, #2,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute 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: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k 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 72 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $177,927 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $302,389
• List price: $255,000
• Delta: -15.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7345 Wilburton Ln	0.12mi	3/2.0	1,584 (-4%)	1mo	$245,900	$155	88
7116 Dowery Dell Way	0.11mi	4/2.0 (+1)	1,798 (+9%)	1mo	$292,000	$162	74
7355 Wilburton Ln	0.12mi	4/2.0 (+1)	1,774 (+8%)	12mo	$272,500	$154	66
7229 Dowery Dell Way	0.06mi	4/2.0 (+1)	1,798 (+9%)	13mo	$259,000	$144	66
2813 Trestle Park Cir	0.08mi	4/2.0 (+1)	1,497 (-9%)	14mo	$249,250	$166	65
2814 Trestle Park Cir	0.11mi	4/2.0 (+1)	1,774 (+8%)	15mo	$294,900	$166	64
2803 Deerfield Ln	0.38mi	4/2.0 (+1)	1,514 (-8%)	4mo	$215,000	$142	61
2715 Deerfield Ln	0.37mi	3/2.5	1,800 (+10%)	4mo	$200,000	$111	61
2758 Lily Cir	0.32mi	4/2.0 (+1)	1,761 (+7%)	11mo	$259,900	$148	59
35 Booth Est	0.29mi	3/2.0	1,416 (-14%)	11mo	$221,000	$156	55
2746 Lily Cir	0.31mi	4/2.0 (+1)	1,834 (+12%)	13mo	$291,000	$159	51
6504 Clearbrook Dr	0.71mi	3/2.0	1,797 (+9%)	9mo	$288,000	$160	44

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-56,351
• Equity at exit: $38,021

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-68,557
• Equity at exit: $22,048

Cash invested: $71,400 (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 35473

• Home prices YoY: -14.6%
• Active inventory: 111
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$106
• HOA: −$46
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-235

Break-even live

Break-even rent $2,077

Max offer price $213,443

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-163	+0% $-235	+5% $-307	+10% $-380
Rent	-10% $-376	-5% $-306	+0% $-235	+5% $-165	+10% $-95
Rate	-1.0pp $-107	-0.5pp $-170	base $-235	+0.5pp $-301	+1.0pp $-369

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Thompsons Way Northport, AL	3.0	2.0	1305	$1,600	$1.23	45d	1	0.28mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 12 events

1. 2026-06-05
   statusdays on market $255,000 Pending 72 DOM
2. 2026-06-03
   days on market $255,000 Active 71 DOM
3. 2026-06-02
   days on market $255,000 Active 70 DOM
4. 2026-06-01
   days on market $255,000 Active 69 DOM
5. 2026-05-31
   days on market $255,000 Active 68 DOM
6. 2026-05-30
   days on market $255,000 Active 67 DOM
7. 2026-03-24
   listed $255,000 Active 695-char remark

   Show marketing remark (695 chars)

   Charming 3-bedroom, 2 bath , 2 car garage home is nestled in Northport AL. It features a spacious and inviting living area, with an open-concept kitchen , that shines with stainless steel appliances leading to a nice backyard ready for outdoor activities or entertaining . The primary suite has an upgraded walk in shower, with separate soaking tub. Additional upgrade in guest bathroom to enjoy . .. This home is conveniently located near local amenities and schools. This home offers a perfect blend of privacy and convenience. Move in Ready. . Schools for this charming home are : Northport Elementary, Northport Intermediate Schools !! Don't miss your chance schedule your showing today !!

8. 2026-03-09
   price $255,000
9. 2026-02-03
   price $259,900
10. 2025-11-28
    price $265,900
11. 2025-10-21
    price $267,900
12. 2025-09-28
    listed $269,900 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,351
• − Mortgage interest: −$14,284
• − Property taxes: −$1,816
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$552
• − Depreciation: −$7,418
• Taxable loss: −$7,411
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-1,044/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 — Northport

• Score: 78/100
• State rank: #8
• US rank: #2686

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northport, AL
• County: Tuscaloosa County · 206,491 people
• City population: 47,464
• Metro: Tuscaloosa, AL
• Population (ZIP): 18,198
• Household income: $69,657
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 740.0

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 20% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 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: ▼ -37.92%
• Current HPI: 222.5458
• 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

-5.5% since first listed

6 events — show timeline

• 2026-03-24 Listed $255,000 WAMLS
• 2026-03-09 Price Changed $255,000 WAMLS
• 2026-02-03 Price Changed $259,900 WAMLS
• 2025-11-28 Price Changed $265,900 WAMLS
• 2025-10-21 Price Changed $267,900 WAMLS
• 2025-09-28 Listed $269,900 WAMLS

Property tax history

+1.8%/yr

Latest (2025): $1,816 · +7.0% YoY. Source: county tax records.