16789 Lbj Rd · Brookwood, AL 35444

$99,900

3 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 19 Days on market

Built 1976 1.09 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is one you will want to check out, all brick with LR, DR, Den w/ FP, Kitchen, Laundry room, 3 bedrooms, and 2 full baths. * * * THIS PROPERTY IS ELIGIBLE UNDER THE FREDDIE MAC FIRST LOOK INITIATIVE GOOD THROUGH 06/19/26. * * *

Key facts

• 1.09 acre lot
• Built 1976
• Listed 19 days

Property features AI

Finance

• Other: Parcel ID: 23-09-29-0-001-066.000; Approximately 1.09 acres; Property not in flood plain; Driving directions available
• Financial info: Quarterly garbage fee of $75
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing/established home; Four-sided brick construction
• Construction: 4-sided brick exterior; Crawl space foundation
• Exterior features: Front porch; Crawl space foundation; No pool, patio, deck, or garden reported; Property not on waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric stove
• Bedrooms: Multiple bedrooms located on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms with tub/shower combos
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, tile and vinyl flooring; Ceilings with noted special features (see remarks); Brick wood-burning fireplace in the den; No additional built-in interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#290 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D, 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.
• Zoned schools: Brookwood Elementary School (math 24% / reading 42%, grade F, #323 of 627 statewide, top 52%, 604 students, 71% FRL); Brookwood High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 1,078 students, 58% FRL) — zoned schools average 64% FRL vs 45% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 active listings in the ZIP; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 1.82% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.13%
• DSCR: 2.61
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.8%
• Equity multiple: 2.34×
• Total profit: $37,418
• Equity at exit: $14,895

10-year hold

• IRR: 38.9%
• Equity multiple: 4.63×
• Total profit: $101,521
• Equity at exit: $8,638

Cash invested: $27,972 (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 35444

• Home prices YoY: -12.4%
• Active inventory: 68
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $842

Break-even live

Break-even rent $752

Max offer price $99,900

Occupancy floor 49%

Sensitivity live

Price	-10% $899	-5% $870	+0% $842	+5% $814	+10% $786
Rent	-10% $699	-5% $770	+0% $842	+5% $914	+10% $986
Rate	-1.0pp $892	-0.5pp $868	base $842	+0.5pp $816	+1.0pp $790

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $99,900 Pending 19 DOM
2. 2026-06-08
   days on market $99,900 Contingent 19 DOM
3. 2026-06-07
   days on market $99,900 Contingent 18 DOM
4. 2026-06-05
   days on market $99,900 Contingent 15 DOM
5. 2026-06-03
   days on market $99,900 Contingent 14 DOM
6. 2026-06-02
   days on market $99,900 Contingent 13 DOM
7. 2026-06-01
   days on market $99,900 Contingent 12 DOM
8. 2026-05-31
   status $99,900 Contingent 11 DOM
9. 2026-05-31
   days on market $99,900 Active 11 DOM
10. 2026-05-30
    days on market $99,900 Active 10 DOM
11. 2026-05-20
    listed $99,900 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: $340 · $28/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$70/yr (+$6/mo · 20.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,813
• − Mortgage interest: −$5,596
• − Property taxes: −$340
• − Insurance: −$500
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$2,906
• Taxable income: $8,981
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $7,951/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 — Brookwood

• Score: 60/100
• State rank: #290
• US rank: #18765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,047

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -25.81%
• Current HPI: 181.4965
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-20 Listed $99,900 Greater Alabama MLS

Property tax history

+1.8%/yr

Latest (2025): $340 · +7.4% YoY. Source: county tax records.