10375 Squires Way · Brookwood, AL 35490

$285,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 93 Days on market

Built 2026 0.25 ac lot $171/sqft · 17% above area Est $305k · 7% under

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Why this score? — see what drove the D+ 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).

• ARV discount +10.5/15.0
• Cash flow +10.4/30.0
• Appreciation +10.0/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

NEW CONSTRUCTION!!! Beautiful new development in Brookwood! We have three floor plans to choose from with 3 or 4 bedrooms, no carpet, all stone countertops, vaulted ceilings, and much more. Just minutes from Mercedes and the interstate and zoned for newly constructed Brookwood schools. Selling and leasing now!

Key facts

• Stone countertops
• New construction
• Vaulted ceilings

Tags

• NEW CONSTRUCTION
• STONE COUNTERTOPS
• VAULTED CEILINGS
• ZONED FOR BROOKWOOD SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (30.3% below list).
• Recommended offer: $199k (30.3% below list) — sets the bar for 1% rule.

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, schools 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: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $500; list at $285k implies a 56900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,550 (30.3% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (median comp): $305,319
• List price: $285,000
• Delta: -6.65%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10349 Middleton Rd	0.06mi	4/2.0 (+1)	1,620 (-2%)	20mo	$303,000	$187	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.82×
• Total profit: $145,594
• Equity at exit: $256,751

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $435,973
• Equity at exit: $553,692

Cash invested: $79,800 (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 35490

• Home prices YoY: 5.8%
• Active inventory: 79
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-149

Break-even live

Break-even rent $2,174

Max offer price $258,652

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10340 Middleton Rd Vance, AL	4.0	2.0	1683	$1,795	$1.07	43d	1	0.10mi
10372 Middleton Rd Vance, AL	4.0	2.0	1683	$1,795	$1.07	43d	1	0.11mi

Listing history 19 events

1. 2026-06-18
   days on market $285,000 Active 93 DOM
2. 2026-06-17
   days on market $285,000 Active 92 DOM
3. 2026-06-16
   days on market $285,000 Active 91 DOM
4. 2026-06-15
   days on market $285,000 Active 90 DOM
5. 2026-06-14
   days on market $285,000 Active 88 DOM
6. 2026-06-13
   days on market $285,000 Active 87 DOM
7. 2026-06-10
   days on market $285,000 Active 85 DOM
8. 2026-06-09
   days on market $285,000 Active 84 DOM
9. 2026-06-08
   days on market $285,000 Active 83 DOM
10. 2026-06-07
    days on market $285,000 Active 82 DOM
11. 2026-06-05
    days on market $285,000 Active 79 DOM
12. 2026-06-03
    days on market $285,000 Active 78 DOM
13. 2026-06-02
    days on market $285,000 Active 77 DOM
14. 2026-06-01
    days on market $285,000 Active 76 DOM
15. 2026-05-31
    days on market $285,000 Active 75 DOM
16. 2026-05-30
    days on market $285,000 Active 74 DOM
17. 2026-03-20
    soldstatus $500
18. 2026-03-17
    listed $285,000 Active 311-char remark

    Show marketing remark (311 chars)

    NEW CONSTRUCTION!!! Beautiful new development in Brookwood! We have three floor plans to choose from with 3 or 4 bedrooms, no carpet, all stone countertops, vaulted ceilings, and much more. Just minutes from Mercedes and the interstate and zoned for newly constructed Brookwood schools. Selling and leasing now!

19. 2025-06-25
    price $259,900

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $23,826
• − Mortgage interest: −$15,964
• − Property taxes: −$1,252
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$8,291
• Taxable loss: −$6,919
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-129/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

• Census place: Brookwood, AL
• County: Tuscaloosa County · 206,491 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 4,457
• Household income: $87,813
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 5.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Black 4% Two or more races 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: French 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 7% 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: ▲ 12.30%
• Current HPI: 222.8671
• 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

+9.7% since first listed

3 events — show timeline

• 2026-03-20 Sold (Public Records) $500 Public Records
• 2026-03-17 Listed $285,000 WAMLS
• 2025-06-25 Price Changed $259,900 Greater Alabama MLS

Property tax history

+213.4%/yr

Latest (2025): $1,252 · +213.4% YoY. Source: county tax records.