1117 27th St · Tuscaloosa, AL 35401

$70,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 6 Days on market

Built 1930 4,356 sqft lot Est $132k · 47% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Unlock the possibilities with this 2-bedroom, 1-bath fixer-upper ready for your vision and updates. Whether you’re looking to renovate and flip or create a personalized home, this property offers a great starting point. Included with the sale is a separate 1-bedroom dwelling—that can be used for rental income, guest accommodations, or extended living space. With some TLC, this property can shine and provide excellent versatility for homeowners and investors alike. Sold as-is—bring your ideas and make it your own!

Key facts

• Guest accommodations
• Separate dwelling
• Rental income

Tags

• SEPARATE DWELLING
• RENTAL INCOME
• GUEST ACCOMMODATIONS
• EXTENDED LIVING SPACE
• EXCELLENT VERSATILITY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Metal roof
• Exterior features: Guest house on the property; No pool

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (unspecified type); Wall/window air conditioning units (multiple)
• Interior features: Electric water heater; No fireplace
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 18.0% 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: University Place Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 599 students, 64% FRL); Central High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 783 students, 84% FRL) — zoned schools average 74% FRL vs 59% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.3%/yr); 306 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,436/mo this rent would consume 59% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $70,000

Questions for the listing agent

1. Built in 1930 — 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: 2.05% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.94%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $132,250
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2506 12th Ave	0.15mi	3/2.0 (+1)	1,052 (-1%)	10mo	$139,900	$133	75
2522 12th Ave	0.09mi	3/1.5 (+1)	1,032 (-2%)	18mo	$70,000	$68	69
1712 18th St	0.73mi	3/2.0 (+1)	974 (-8%)	6mo	$30,000	$31	39
1208 19th St	0.57mi	3/2.0 (+1)	1,200 (+13%)	17mo	$150,000	$125	28

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: 42.2%
• Equity multiple: 2.90×
• Total profit: $37,192
• Equity at exit: $10,437

10-year hold

• IRR: 49.8%
• Equity multiple: 6.62×
• Total profit: $110,119
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$367
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $685

Break-even live

Break-even rent $569

Max offer price $70,000

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	0.30mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	43d	1	0.52mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	13d	1	0.62mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	43d	1	0.64mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	43d	1	0.68mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	21d	1	0.74mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	43d	1	0.84mi
2610 19th St Tuscaloosa, AL	1.0	1.0	994	$700	$0.70	43d	1	0.89mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	21d	1	0.93mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	43d	1	0.97mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	43d	1	1.04mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	1.04mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	43d	1	1.09mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	43d	4	1.25mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	1.26mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	43d	4	1.27mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	1.28mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,044	$1.25	43d	11	1.29mi
2209 9th St #401 Tuscaloosa, AL	2.0	2.0	1304	$1,650	$1.27	43d	1	1.45mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$984	$0.78	43d	37	1.45mi
1510 9th St #113 Tuscaloosa, AL	2.0	2.0	1025	$1,625	$1.59	21d	1	1.47mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	1.47mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	1.47mi
819 17th Ave Tuscaloosa, AL	1.0	1.0	665	$1,162	$1.75	21d	2	1.47mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $70,000 Active 6 DOM
2. 2026-06-17
   days on market $70,000 Active 5 DOM
3. 2026-06-16
   days on market $70,000 Active 4 DOM
4. 2026-06-15
   days on market $70,000 Active 3 DOM
5. 2026-06-13
   remarks 518-char remark
6. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $637 · $53/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 ≥108°F today · 20 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: $17,229
• − Mortgage interest: −$3,921
• − Property taxes: −$637
• − Insurance: −$350
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,036
• Taxable income: $7,529
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $6,413/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

+100.9% since first listed

3 events — show timeline

• 2026-06-12 Listed $70,000 WAMLS
• 2009-01-28 Sold (Public Records) $50,000 Public Records
• 2008-12-22 Sold (Public Records) $34,839 Public Records

Property tax history

+3.6%/yr

Latest (2025): $637 · +6.9% YoY. Source: county tax records.