115 Circlewood · Tuscaloosa, AL 35405

$155,000

3 bd · 1.0 ba · 1,027 sqft · SingleFamily public records · 62 Days on market

Built 1946 0.36 ac lot $151/sqft · 7% below area Est $166k · 7% under ↓ 17% since listing

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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 +18.5/30.0
• ARV discount +10.6/15.0
• DSCR +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a cozy home in an established neighborhood. This 3-bedroom, 1-bath comfortable home is a great stater home. There is a fireplace with gas logs in the living room and a beautiful dining room attached to the living room and kitchen. A large lot with a fenced in back yard. This home is in a very convenient location and easy access to local amenities, shopping, church and schools. This is wonderful for families looking for a peaceful retreat. Don’t miss this opportunity!

Key facts

• Fenced in back yard
• 0.36 acre lot
• Built 1946

Tags

• FENCED IN BACK YARD
• FIREPLACE WITH GAS LOGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (11.8% below list).
• Recommended offer: $137k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Market conditions: Rents rising fast (+5.4%/yr); 457 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $115k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $136,667 (11.8% below list)

Questions for the listing agent

1. It's been on market 62 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 1946 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $166,409
• List price: $155,000
• Delta: -6.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Circlewood	0.09mi	2/1.0 (-1)	927 (-10%)	4mo	$110,000	$119	72
1929 24th Ave E	0.21mi	2/2.5 (-1)	1,082 (+5%)	9mo	$202,000	$187	63
2810 Winters Dr	0.66mi	2/1.0 (-1)	1,064 (+4%)	2mo	$110,000	$103	57
1732 25th St E	0.52mi	2/1.0 (-1)	977 (-5%)	12mo	$199,900	$205	53
2726 Loop Rd	0.36mi	3/2.0	1,175 (+14%)	4mo	$200,000	$170	52
16 Circlewood	0.36mi	2/1.0 (-1)	905 (-12%)	9mo	$185,000	$204	51
3013 Hood St	0.66mi	3/1.0	1,080 (+5%)	12mo	$165,000	$153	50
1432 20th Ave E	0.66mi	3/1.0	1,154 (+12%)	2mo	$165,000	$143	47
1515 17th Ave E	0.70mi	2/1.5 (-1)	1,056 (+3%)	10mo	$203,000	$192	47
1745 25th St E	0.51mi	2/1.0 (-1)	876 (-15%)	4mo	$179,900	$205	43
2915 Shannon Dr	0.61mi	2/1.0 (-1)	1,176 (+14%)	12mo	$150,000	$128	33
1428 20th Ave E	0.68mi	2/2.0 (-1)	926 (-10%)	12mo	$189,900	$205	33

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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,355
• Equity at exit: $23,111

10-year hold

• IRR: 4.5%
• Equity multiple: 1.36×
• Total profit: $15,802
• Equity at exit: $13,402

Cash invested: $43,400 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$813
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $148

Break-even live

Break-even rent $1,179

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $236	-5% $192	+0% $148	+5% $104	+10% $60
Rent	-10% $40	-5% $94	+0% $148	+5% $202	+10% $256
Rate	-1.0pp $226	-0.5pp $187	base $148	+0.5pp $108	+1.0pp $67

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	44d	1	0.14mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	44d	1	0.49mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	0.50mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	45d	1	0.50mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	14d	1	0.53mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	44d	1	0.61mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	0.87mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	44d	1	0.90mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	44d	1	0.97mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	14d	4	1.06mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	44d	2	1.06mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	1.07mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	14d	4	1.07mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	1.10mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	14d	1	1.18mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	44d	10	1.31mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	1.34mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	1.38mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	44d	1	1.44mi
931 Crescent Ridge Rd E Tuscaloosa, AL	2.0	1.5	850	$995	$1.17	44d	1	1.44mi
3719 Hargrove Rd E Tuscaloosa, AL	3.0	2.0	1300	$1,150	$0.88	21d	1	1.45mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	44d	1	1.48mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	44d	5	1.50mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	14d	7	1.50mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $155,000 Pending 62 DOM
2. 2026-06-10
   days on market $155,000 Active 61 DOM
3. 2026-06-09
   days on market $155,000 Active 60 DOM
4. 2026-06-08
   days on market $155,000 Active 59 DOM
5. 2026-06-07
   days on market $155,000 Active 58 DOM
6. 2026-06-05
   days on market $155,000 Active 55 DOM
7. 2026-06-03
   days on market $155,000 Active 54 DOM
8. 2026-06-02
   days on market $155,000 Active 53 DOM
9. 2026-06-01
   days on market $155,000 Active 52 DOM
10. 2026-05-31
    days on market $155,000 Active 51 DOM
11. 2026-05-30
    days on market $155,000 Active 50 DOM
12. 2026-04-10
    listed $160,000 Active 485-char remark

    Show marketing remark (485 chars)

    Here is a cozy home in an established neighborhood. This 3-bedroom, 1-bath comfortable home is a great stater home. There is a fireplace with gas logs in the living room and a beautiful dining room attached to the living room and kitchen. A large lot with a fenced in back yard. This home is in a very convenient location and easy access to local amenities, shopping, church and schools. This is wonderful for families looking for a peaceful retreat. Don’t miss this opportunity!

13. 2021-06-08
    soldstatus $115,000
14. 2021-06-04
    soldstatus $115,000 227-char remark

    Show marketing remark (227 chars)

    Cozy 3 bed 1 bath home in Tuscaloosa. The home features hardwood floors, a formal dining area, and a fenced yard. Appliances include a refrigerator, stove, dishwasher, washer, & dryer. Great for an investment or residence.

15. 2020-03-16
    listed $115,000 227-char remark

    Show marketing remark (227 chars)

    Cozy 3 bed 1 bath home in Tuscaloosa. The home features hardwood floors, a formal dining area, and a fenced yard. Appliances include a refrigerator, stove, dishwasher, washer, & dryer. Great for an investment or residence.

16. 2007-06-11
    soldstatus $105,300
17. 2006-09-05
    soldstatus $192,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $652 · $54/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $16,400
• − Mortgage interest: −$8,682
• − Property taxes: −$652
• − Insurance: −$775
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$4,509
• Taxable loss: −$843
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,977/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): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1963.0

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 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-04-10 Listed $160,000 WAMLS
• 2021-06-08 Sold (Public Records) $115,000 Public Records
• 2021-06-04 Sold (MLS) $115,000 WAMLS
• 2020-03-16 Listed $115,000 WAMLS
• 2007-06-11 Sold (Public Records) $105,300 Public Records
• 2006-09-05 Sold (Public Records) $192,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $652 · +7.5% YoY. Source: county tax records.