955 Rice Mine Rd · Northport, AL 35476

$119,900

3 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 143 Days on market

Built 1976 0.29 ac lot $67/sqft · 63% below area Est $184k · 35% under ↓ 20% since listing

---

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
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Northport! This 3 bedroom, 1 bath home offers tons of potential and sits in a convenient location close to everything. Perfect for a rental, flip, or portfolio addition. Schedule your appointment today!

Key facts

• 0.29 acre lot
• Built 1976
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.2% in Northport — 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 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: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 39% of the median local income ($61k/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 $829 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 + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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: 1.67% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $184,001
• List price: $119,900
• Delta: -34.84%
• 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
920 Rice Mine Rd	0.01mi	3/1.0	1,803 (0%)	2mo	$60,000	$33	98
2141 Fox Ridge Rd	0.48mi	3/2.0	1,793 (-1%)	9mo	$305,000	$170	65
1709 Hollow Ln	0.59mi	3/2.0	1,816 (+1%)	6mo	$339,900	$187	62
241 Placid Lane Ln	0.55mi	3/2.0	1,721 (-4%)	3mo	$450,000	$261	60
1818 Fox Ridge Rd	0.49mi	3/2.0	1,679 (-7%)	4mo	$326,000	$194	58
311 Reston Dr	0.59mi	3/2.5	1,820 (+1%)	9mo	$325,000	$179	58
1506 Shallow Creek Rd	0.66mi	3/2.0	1,678 (-7%)	8mo	$314,900	$188	47
509 Beacon Ridge Rd	0.63mi	3/2.0	1,655 (-8%)	7mo	$409,000	$247	47
2122 Bellwood Dr	0.71mi	3/2.0	1,970 (+9%)	2mo	$270,000	$137	46
1711 St. Andrews Dr	0.55mi	3/2.5	2,017 (+12%)	6mo	$359,000	$178	44
1738 Hollow Ln	0.54mi	2/2.0 (-1)	1,569 (-13%)	1mo	$304,900	$194	43
508 Shallow Creek Rd	0.65mi	3/2.0	1,574 (-13%)	4mo	$329,900	$210	41

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $33,526
• Equity at exit: $17,877

10-year hold

• IRR: 32.1%
• Equity multiple: 3.90×
• Total profit: $97,328
• Equity at exit: $10,367

Cash invested: $33,572 (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 35476

• Home prices YoY: -32.3%
• Active inventory: 44
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$629
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $832

Break-even live

Break-even rent $947

Max offer price $119,900

Occupancy floor 53%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Marina Dr Tuscaloosa, AL	1.0–3.0	1.0–2.0	1099	$1,595	$1.45	13d	1	0.43mi
120 Main Ave Northport, AL	4.0	4.5	2000	$4,000	$2.00	13d	1	0.70mi
303 Reed St Tuscaloosa, AL	1.0–2.0	1.0	1150	$1,400	$1.22	43d	2	0.96mi
2209 9th St #401 Tuscaloosa, AL	2.0	2.0	1304	$1,650	$1.27	43d	1	1.11mi
800 Energy Center Blvd Northport, AL	3.0	1.0–2.5	950	$1,784	$1.88	13d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 143 DOM
2. 2026-06-17
   days on market $119,900 Active 142 DOM
3. 2026-06-16
   days on market $119,900 Active 141 DOM
4. 2026-06-15
   days on market $119,900 Active 140 DOM
5. 2026-06-14
   days on market $119,900 Active 138 DOM
6. 2026-06-13
   days on market $119,900 Active 137 DOM
7. 2026-06-10
   days on market $119,900 Active 135 DOM
8. 2026-06-09
   days on market $119,900 Active 134 DOM
9. 2026-06-08
   days on market $119,900 Active 133 DOM
10. 2026-06-07
    days on market $119,900 Active 132 DOM
11. 2026-06-05
    days on market $119,900 Active 129 DOM
12. 2026-06-03
    days on market $119,900 Active 128 DOM
13. 2026-06-02
    days on market $119,900 Active 127 DOM
14. 2026-06-01
    days on market $119,900 Active 126 DOM
15. 2026-05-31
    days on market $119,900 Active 125 DOM
16. 2026-05-30
    days on market $119,900 Active 124 DOM
17. 2026-04-14
    price $119,900 247-char remark

    Show marketing remark (247 chars)

    Great investment opportunity in the heart of Northport! This 3 bedroom, 1 bath home offers tons of potential and sits in a convenient location close to everything. Perfect for a rental, flip, or portfolio addition. Schedule your appointment today!

18. 2026-04-09
    soldstatus $90,000
19. 2026-02-11
    status Active 247-char remark

    Show marketing remark (247 chars)

    Great investment opportunity in the heart of Northport! This 3 bedroom, 1 bath home offers tons of potential and sits in a convenient location close to everything. Perfect for a rental, flip, or portfolio addition. Schedule your appointment today!

20. 2025-12-18
    status Pending 247-char remark

    Show marketing remark (247 chars)

    Great investment opportunity in the heart of Northport! This 3 bedroom, 1 bath home offers tons of potential and sits in a convenient location close to everything. Perfect for a rental, flip, or portfolio addition. Schedule your appointment today!

21. 2025-12-02
    listed $149,900 Active 247-char remark

    Show marketing remark (247 chars)

    Great investment opportunity in the heart of Northport! This 3 bedroom, 1 bath home offers tons of potential and sits in a convenient location close to everything. Perfect for a rental, flip, or portfolio addition. Schedule your appointment today!

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 4/10 Moderate FEMA zone X (shaded) · 24% 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: $23,995
• − Mortgage interest: −$6,716
• − Property taxes: −$830
• − Insurance: −$600
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,488
• Taxable income: $8,522
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $7,936/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): 8,521
• Household income: $61,154
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 281.0

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 50% White 40% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% 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: ▼ -104.98%
• Current HPI: 219.7539
• 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

-20.0% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $119,900 WAMLS
• 2026-04-09 Sold (Public Records) $90,000 Public Records
• 2026-02-11 Relisted — WAMLS
• 2025-12-18 Pending — WAMLS
• 2025-12-02 Listed $149,900 WAMLS

Property tax history

+2.5%/yr

Latest (2025): $830 · +6.9% YoY. Source: county tax records.