12 Dubois Terrace Ter · Tuscaloosa, AL 35401

$160,000

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 29 Days on market

Built 1948 9,583 sqft lot Est $176k · 9% under

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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 +22.1/30.0
• ARV discount +11.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• 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

Great First time buyer , Empty nester or Professional or Student house! Close to U. of A. and very convenient to everything. 3 bed & 1 bath, Updated bathroom w/ ceramic and Hardwood floors thru out. Double glass vinyl windows, newer A/C, Newer Metal Roof, and Double door Refrigerator included . At this price it won't last long!

Key facts

• Bright living spaces
• Functional layout
• 9,583 sq ft lot

Tags

• RELIABLE RENTAL INCOME
• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACES
• HIGHLY DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

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: University Place Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 599 students, 64% FRL); 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 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-13 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).

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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $87k; list at $160k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $176,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Dubois Terrace Ter	0.00mi	3/1.0	1,182 (0%)	1mo	$145,000	$123	99
2502 E 5th Ave E	0.25mi	3/1.0	1,160 (-2%)	3mo	$187,500	$162	83
2216 Forest Lake Dr	0.29mi	3/2.0	1,218 (+3%)	2mo	$249,000	$204	75
70 Springbrook	0.64mi	3/1.0	1,178 (-0%)	2mo	$170,000	$144	68
217 32nd Pl E	0.61mi	3/1.5	1,175 (-1%)	1mo	$170,000	$145	68
214 32nd Pl E	0.58mi	3/1.5	1,222 (+3%)	2mo	$220,000	$180	64
105 Orange St	0.52mi	3/2.0	1,248 (+6%)	2mo	$165,000	$132	61
33 Cedar Knoll Knl	0.74mi	3/2.0	1,185 (+0%)	2mo	$240,000	$203	59
101 16th St	0.65mi	2/2.0 (-1)	1,150 (-3%)	1mo	$145,000	$126	56
59 Springbrook	0.57mi	3/2.0	1,272 (+8%)	4mo	$189,900	$149	53
69 Springbrook	0.66mi	3/2.0	1,273 (+8%)	2mo	$230,000	$181	51
75 Springbrook	0.59mi	3/2.0	1,318 (+12%)	1mo	$178,000	$135	48

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,809
• Equity at exit: $23,857

10-year hold

• IRR: 10.7%
• Equity multiple: 1.95×
• Total profit: $42,624
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$839
• Tax from tax record: −$138 /mo · $1,656/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $259

Break-even live

Break-even rent $1,321

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	0.07mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	0.16mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.19mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	0.56mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.59mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.61mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	43d	1	0.62mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	43d	1	0.66mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	43d	1	0.79mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	43d	1	0.80mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	43d	1	0.81mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	43d	1	0.81mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	0.88mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	21d	1	0.90mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	13d	1	0.97mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	13d	1	0.99mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	1.03mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	43d	10	1.03mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	43d	1	1.04mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	43d	37	1.06mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	43d	1	1.12mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	43d	1	1.16mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	13d	1	1.18mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,250	$1.50	43d	11	1.19mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	43d	1	1.21mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	1.36mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	43d	1	1.38mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	1.48mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	43d	1	1.49mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	13d	1	1.49mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	44d	1	1.49mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-03-23
   listed $160,000 Active
3. 2016-06-10
   soldstatus $87,400 340-char remark

   Show marketing remark (340 chars)

   Great First time buyer , Empty nester or Professional or Student house! Close to U. of A. and very convenient to everything. 3 bed & 1 bath, Updated bathroom w/ ceramic and Hardwood floors thru out. Double glass vinyl windows, newer A/C, Newer Metal Roof, and Double door Refrigerator included . At this price it won't last long!

4. 2016-05-06
   listed $89,900 340-char remark

   Show marketing remark (340 chars)

   Great First time buyer , Empty nester or Professional or Student house! Close to U. of A. and very convenient to everything. 3 bed & 1 bath, Updated bathroom w/ ceramic and Hardwood floors thru out. Double glass vinyl windows, newer A/C, Newer Metal Roof, and Double door Refrigerator included . At this price it won't last long!

5. 2015-01-30
   listed $98,900

ⓘ 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: $1,656 · $138/mo
• Projected year-2 tax: $1,656 · $138/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: $19,788
• − Mortgage interest: −$8,962
• − Property taxes: −$1,656
• − Insurance: −$800
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$4,655
• Taxable income: $548
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,976/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

+61.8% since first listed

5 events — show timeline

• 2026-04-21 Pending — WAMLS
• 2026-03-23 Listed $160,000 WAMLS
• 2016-06-10 Sold (MLS) $87,400 WAMLS
• 2016-05-06 Listed $89,900 WAMLS
• 2015-01-30 Listed $98,900 WAMLS

Property tax history

+7.6%/yr

Latest (2025): $1,656 · +62.4% YoY. Source: county tax records.