2909 Ozment Rd Rd · Tuscaloosa, AL 35401

$175,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 1 Days on market

Built 1975 Est $141k · 24% over ↓ 2% since listing

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Why this score? — see what drove the F 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 +13.3/30.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Large Conner Lot 105x100, 1268' an addition was added in 2016 the carport was in closed made a family room sq' ft Unknow'd and a metal carport was added outside prefab 400' a gas ventless fireplace was added in family room the driveway was redone in 2016.it has a metal, Roof. stove and dishwasher stay two storages building in back yard remain. easy to show want last long Owner will pay $5000 in closing cost

Key facts

• Metal roof
• Large corner lot
• Family room

Tags

• LARGE CORNER LOT
• FAMILY ROOM
• METAL CARPORT
• GAS VENTLESS FIREPLACE
• METAL ROOF
• TWO STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (12.6% below list).
• Recommended offer: $153k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 306 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,529/mo this rent would consume 63% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,918 (12.6% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $140,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3940 30th Pl	0.09mi	3/1.0	1,216 (-4%)	2mo	$116,900	$96	88
3131 35th Avenue Ave	0.52mi	3/2.0	1,275 (+1%)	6mo	$41,000	$32	66
3502 Willow Ln	0.66mi	3/1.0	1,301 (+3%)	8mo	$144,900	$111	58
3204 34th Ave. Ave	0.56mi	3/1.0	1,188 (-6%)	11mo	$110,000	$93	54
3580 21st St	0.64mi	3/2.0	1,274 (+0%)	13mo	$178,900	$140	54
4901 29th St	0.59mi	3/2.0	1,330 (+5%)	9mo	$185,000	$139	52
2317 Herman Ave	0.49mi	3/2.0	1,196 (-6%)	14mo	$170,000	$142	52
3411 35th Ct	0.58mi	3/1.0	1,125 (-11%)	3mo	$115,000	$102	51
3430 Tamera Ave	0.53mi	3/2.0	1,340 (+6%)	14mo	$233,400	$174	51
4701 Greenview Dr	0.48mi	3/1.5	1,110 (-12%)	7mo	$169,900	$153	49
3405 31st St	0.53mi	3/1.0	1,092 (-14%)	8mo	$119,000	$109	45
4909 Clover Road Rd	0.59mi	2/1.0 (-1)	1,080 (-15%)	8mo	$87,700	$81	36

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-23,191
• Equity at exit: $26,093

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $2,749
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-1

Break-even live

Break-even rent $1,531

Max offer price $174,807

Occupancy floor 95%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4342 Tari St Tuscaloosa, AL	3.0	2.0	1340	$1,750	$1.31	43d	1	0.37mi
3416 36th Ct Tuscaloosa, AL	3.0	2.0	1206	$1,395	$1.16	43d	1	0.40mi
4416 Tari St Tuscaloosa, AL	3.0	2.0	1259	$1,700	$1.35	13d	1	0.41mi
3499 Joyce Lewis Ave Tuscaloosa, AL	3.0	2.0	1340	$1,700	$1.27	21d	1	0.46mi
2405 Herman Ave Tuscaloosa, AL	4.0	1.0	971	$1,100	$1.13	43d	1	0.46mi
3560 21st St Tuscaloosa, AL	3.0	2.0	1230	$1,570	$1.28	21d	1	0.65mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	43d	1	0.70mi
5022 Virginia Cir Tuscaloosa, AL	3.0	1.5	1161	$1,350	$1.16	43d	1	0.92mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	13d	1	1.07mi
2712 22nd St Tuscaloosa, AL	4.0	2.0	1008	$1,000	$0.99	43d	1	1.17mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	13d	1	1.17mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	21d	1	1.29mi
2720 21st St Tuscaloosa, AL	4.0	1.0	1148	$1,100	$0.96	21d	1	1.31mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	13d	1	1.32mi

Listing history 3 events

1. 2025-08-18
   soldstatus $171,000
2. 2025-05-13
   status Pending
3. 2025-05-13
   listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,350
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$5,091
• Taxable loss: −$2,979
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $699/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

-2.3% since first listed

3 events — show timeline

• 2025-08-18 Sold (Public Records) $171,000 Public Records
• 2025-05-13 Pending — WAMLS
• 2025-05-13 Listed $175,000 WAMLS