2012 6th St E · Tuscaloosa, AL 35404

$199,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 24 Days on market

Built 1980 Est $168k · 19% over

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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).

• Cash flow +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

Key facts

• Short term rental
• Open concept
• Recreational grounds

Tags

• SHORT TERM RENTAL
• OPEN CONCEPT
• RECREATIONAL GROUNDS
• WALKING TRACK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $183k (8.5% below list).
• Recommended offer: $183k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: The Alberta School of Performing Arts (math 10% / reading 37%, grade F, #429 of 627 statewide, top 69%, 671 students, 82% FRL); Northridge Middle School (math 29% / reading 57%, grade D-, #48 of 257 statewide, top 19%, 740 students, 39% FRL); Northridge High School (math 40% / reading 42%, grade F, #31 of 305 statewide, top 10%, 1,145 students, 35% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 167 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 45% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $182,919 (8.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.92% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $168,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 6th St E	0.00mi	3/1.0	1,032 (0%)	1mo	$199,900	$194	99
2131 5th St E	0.14mi	3/2.0	1,150 (+11%)	1mo	$219,900	$191	70
129 20th Ave E	0.32mi	3/1.0	950 (-8%)	14mo	$155,000	$163	60
307 Short 24th Ave E	0.35mi	3/2.0	1,145 (+11%)	5mo	$185,000	$162	57
1119 23rd Ave Ave E	0.56mi	3/2.0	1,056 (+2%)	11mo	$195,000	$185	57
2320 10th St E	0.46mi	2/2.0 (-1)	987 (-4%)	9mo	$182,000	$184	55
413 26th Ave E	0.46mi	3/2.0	1,120 (+8%)	6mo	$110,000	$98	55
2624 3rd St E	0.54mi	3/2.0	1,092 (+6%)	8mo	$165,000	$151	55
108 22nd Ave NE	0.49mi	3/2.0	1,150 (+11%)	3mo	$209,900	$183	52
1913 14th Street St E	0.74mi	3/1.0	1,088 (+5%)	12mo	$167,500	$154	46
601 30th Ave E	0.74mi	3/1.0	1,088 (+5%)	17mo	$110,000	$101	42
67 Juanita Dr. Dr	0.64mi	3/2.0	1,184 (+15%)	15mo	$123,500	$104	29

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-7,798
• Equity at exit: $29,806

10-year hold

• IRR: 9.6%
• Equity multiple: 1.85×
• Total profit: $47,540
• Equity at exit: $17,284

Cash invested: $55,972 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $273

Break-even live

Break-even rent $1,483

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $387	-5% $330	+0% $273	+5% $217	+10% $160
Rent	-10% $129	-5% $201	+0% $273	+5% $346	+10% $418
Rate	-1.0pp $374	-0.5pp $324	base $273	+0.5pp $222	+1.0pp $169

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	22d	2	0.41mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	15d	4	0.41mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	45d	2	0.42mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	15d	4	0.42mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	45d	1	0.51mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	15d	1	0.64mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	45d	1	0.70mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	15d	7	0.72mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	45d	5	0.72mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	22d	1	0.79mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	45d	1	0.97mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	15d	1	1.00mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	46d	1	1.00mi
622 4th St NE Unit Highland 4 Tuscaloosa, AL	2.0	2.0	1150	$1,080	$0.94	45d	1	1.20mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	45d	1	1.24mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	22d	1	1.30mi
680 6th Ave NE #3401 Tuscaloosa, AL	3.0	3.0	1266	$2,300	$1.82	45d	1	1.33mi
680 6th Ave NE Unit WC3407 A Tuscaloosa, AL	3.0	3.0	1266	$1,200	$0.95	45d	1	1.34mi
931 Crescent Ridge Rd E Tuscaloosa, AL	2.0	1.5	850	$995	$1.17	45d	1	1.36mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	45d	1	1.48mi

Listing history 15 events

1. 2026-04-27
   status Pending
2. 2026-04-15
   price $199,900
3. 2026-04-03
   listed $209,900 Active
4. 2024-04-18
   soldstatus $179,900
5. 2024-04-15
   soldstatus $179,900 Closed 647-char remark

   Show marketing remark (647 chars)

   This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

6. 2024-03-13
   status Pending 647-char remark

   Show marketing remark (647 chars)

   This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

7. 2024-02-10
   status Active 647-char remark

   Show marketing remark (647 chars)

   This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

8. 2024-02-05
   status Pending 647-char remark

   Show marketing remark (647 chars)

   This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

9. 2024-01-24
   listed $179,900 Active 647-char remark

   Show marketing remark (647 chars)

   This home is conveniently located just minutes from UA/DCH and Tuscaloosa's Midtown district. Perfect for short term rental on game day or the perfect starter home. The open concept invites you to appreciate all the new features: LVP flooring, stainless steel appliances, shaker cabinetry, modern light fixtures, all the way down to doorknobs and more! Check out the recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! All information deemed reliable, but not guaranteed. Buyer(s) and/or Buyer's Agent responsible for verifying all information on property

10. 2022-08-03
    soldstatus $149,900
11. 2022-08-01
    soldstatus $149,900 Closed 613-char remark

    Show marketing remark (613 chars)

    Cuteness alert! This completely remodeled home is already turning heads and won't disappoint! Conveniently located just minutes from UA/DCH and Tuscaloosa's bustling Midtown district, this home offers a luxury feel for under $155k. The open concept invites you to appreciate all the new features: LVP flooring, appliances, cabinets, fresh paint, light fixtures, all the way down to doorknobs and more! With recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! You must see it to believe it, so schedule your showing today!

12. 2022-07-05
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Cuteness alert! This completely remodeled home is already turning heads and won't disappoint! Conveniently located just minutes from UA/DCH and Tuscaloosa's bustling Midtown district, this home offers a luxury feel for under $155k. The open concept invites you to appreciate all the new features: LVP flooring, appliances, cabinets, fresh paint, light fixtures, all the way down to doorknobs and more! With recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! You must see it to believe it, so schedule your showing today!

13. 2022-06-30
    price $149,900 613-char remark

    Show marketing remark (613 chars)

    Cuteness alert! This completely remodeled home is already turning heads and won't disappoint! Conveniently located just minutes from UA/DCH and Tuscaloosa's bustling Midtown district, this home offers a luxury feel for under $155k. The open concept invites you to appreciate all the new features: LVP flooring, appliances, cabinets, fresh paint, light fixtures, all the way down to doorknobs and more! With recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! You must see it to believe it, so schedule your showing today!

14. 2022-06-23
    listed $154,900 Active 613-char remark

    Show marketing remark (613 chars)

    Cuteness alert! This completely remodeled home is already turning heads and won't disappoint! Conveniently located just minutes from UA/DCH and Tuscaloosa's bustling Midtown district, this home offers a luxury feel for under $155k. The open concept invites you to appreciate all the new features: LVP flooring, appliances, cabinets, fresh paint, light fixtures, all the way down to doorknobs and more! With recreational grounds right across the street, you can send the kiddos to the playground and get your exercise on the surrounding walking track! You must see it to believe it, so schedule your showing today!

15. 2022-03-25
    soldstatus $55,000

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$339/yr (+$28/mo · 70.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $21,950
• − Mortgage interest: −$11,198
• − Property taxes: −$480
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$5,815
• Taxable loss: −$54
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,294/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): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

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 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• 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

+263.5% since first listed

15 events — show timeline

• 2026-04-27 Pending — WAMLS
• 2026-04-15 Price Changed $199,900 WAMLS
• 2026-04-03 Listed $209,900 WAMLS
• 2024-04-18 Sold (Public Records) $179,900 Public Records
• 2024-04-15 Sold (MLS) $179,900 WAMLS
• 2024-03-13 Pending — WAMLS
• 2024-02-10 Relisted — WAMLS
• 2024-02-05 Pending — WAMLS
• 2024-01-24 Listed $179,900 WAMLS
• 2022-08-03 Sold (Public Records) $149,900 Public Records
• 2022-08-01 Sold (MLS) $149,900 WAMLS
• 2022-07-05 Pending — WAMLS
• 2022-06-30 Price Changed $149,900 WAMLS
• 2022-06-23 Listed $154,900 WAMLS
• 2022-03-25 Sold (Public Records) $55,000 Public Records

Property tax history

-12.5%/yr

Latest (2025): $480 · -35.4% YoY. Source: county tax records.