435 30th Pl · Tuscaloosa, AL 35401

$179,000

4 bd · 2.0 ba · 2,178 sqft · MultiFamily public records · 173 Days on market

Built 1970 7,841 sqft lot $82/sqft · at area comps Est $181k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

Key facts

• 7,841 sq ft lot
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive. Per door: $416/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+6.3%/yr); 306 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $2,958/mo this rent would consume 122% 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 $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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $65k; list at $179k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.14%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (median comp): $181,037
• List price: $179,000
• Delta: -1.13%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.69×
• Total profit: $34,337
• Equity at exit: $26,689

10-year hold

• IRR: 27.4%
• Equity multiple: 3.86×
• Total profit: $143,430
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,958 high
• Mortgage (P&I): −$939
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $832

Break-even live

Break-even rent $1,904

Max offer price $179,000

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,958
Total (2 units)			$2,958

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 Prince Ave Tuscaloosa, AL	3.0	3.0	1796	$2,300	$1.28	21d	1	0.32mi
901 27th St Unit A Tuscaloosa, AL	3.0	3.0	1550	$2,549	$1.64	44d	1	0.53mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	0.55mi
2150 3rd Ct Tuscaloosa, AL	3.0	3.0	1886	$2,150	$1.14	13d	1	0.55mi
2150 3rd Ct #602 Tuscaloosa, AL	3.0	3.0	1886	$2,695	$1.43	21d	1	0.61mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	44d	37	0.75mi
522 18th St Tuscaloosa, AL	4.0	2.0	1650	$3,300	$2.00	13d	1	0.88mi
1619 1st Ave Tuscaloosa, AL	4.0	2.0	1656	$1,600	$0.97	13d	1	0.97mi
1105 19th St Tuscaloosa, AL	3.0	2.0	1563	$1,350	$0.86	44d	1	1.02mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	44d	1	1.02mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.03mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	1.04mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.04mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	44d	1	1.12mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	44d	1	1.15mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	44d	1	1.35mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	44d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $179,000 Active 173 DOM
2. 2026-06-17
   days on market $179,000 Active 172 DOM
3. 2026-06-16
   days on market $179,000 Active 171 DOM
4. 2026-06-15
   days on market $179,000 Active 170 DOM
5. 2026-06-14
   days on market $179,000 Active 168 DOM
6. 2026-06-13
   days on market $179,000 Active 167 DOM
7. 2026-06-10
   days on market $179,000 Active 165 DOM
8. 2026-06-09
   days on market $179,000 Active 164 DOM
9. 2026-06-08
   days on market $179,000 Active 163 DOM
10. 2026-06-07
    days on market $179,000 Active 162 DOM
11. 2026-06-05
    days on market $179,000 Active 159 DOM
12. 2026-06-03
    days on market $179,000 Active 158 DOM
13. 2026-06-02
    days on market $179,000 Active 157 DOM
14. 2026-06-01
    days on market $179,000 Active 156 DOM
15. 2026-05-31
    days on market $179,000 Active 155 DOM
16. 2026-05-30
    days on market $179,000 Active 154 DOM
17. 2026-05-08
    status Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

18. 2026-04-01
    status Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

19. 2026-03-01
    status Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

20. 2026-02-01
    status Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

21. 2026-01-01
    status Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

22. 2025-11-19
    listed $179,000 Active 307-char remark

    Show marketing remark (307 chars)

    Duplex in town ready for a new owner. U of A, FedEx, and all Tuscaloosa has to offer are located within a few miles. This Duplex has 2 bedrooms and 1.5 baths on each side. Currently occupied on one side and vacant on the other. Schedule a viewing today, but always requires a 48-hour minimum notice to show.

23. 2024-04-10
    historical $1,000
24. 2024-01-24
    listed $1,000
25. 2023-06-29
    soldstatus $65,000
26. 2023-05-31
    soldstatus $76,000 Sold 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

27. 2023-05-19
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

28. 2023-04-12
    historical Contingent 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

29. 2023-02-16
    price $76,000 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

30. 2023-01-20
    status Active 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

31. 2023-01-14
    historical Contingent 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

32. 2023-01-13
    listed $76,500 Active 387-char remark

    Show marketing remark (387 chars)

    Investors: All properties being sold as a package. Asking price $550,000. It's time to buy the block literally! This package deal includes(MLS numbers 1342775, 1342776, 1342777, 1342847, 1342779, 1342780, 1342781, 1342782, 1342783) 8 duplexes, 1 house, and 1 lot(all needing value add rehab). The opportunity to cash flow tremendously is here as these units are near Tuscaloosa Colleges.

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $775 · $65/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 4/10 Moderate FEMA zone AE · 24% 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: $35,496
• − Mortgage interest: −$10,027
• − Property taxes: −$775
• − Insurance: −$6,014
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − Depreciation: −$5,207
• Taxable income: $7,795
• Est. tax owed @ 24.0%: −$1,871
• After-tax cash flow: $8,119/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

+134.0% since first listed

16 events — show timeline

• 2026-05-08 Relisted — WAMLS
• 2026-04-01 Relisted — WAMLS
• 2026-03-01 Relisted — WAMLS
• 2026-02-01 Relisted — WAMLS
• 2026-01-01 Relisted — WAMLS
• 2025-11-19 Listed $179,000 WAMLS
• 2024-04-10 Rental Removed $1,000 APPFOLIO
• 2024-01-24 Listed for Rent $1,000 APPFOLIO
• 2023-06-29 Sold (Public Records) $65,000 Public Records
• 2023-05-31 Sold (MLS) $76,000 Greater Alabama MLS
• 2023-05-19 Pending — Greater Alabama MLS
• 2023-04-12 Contingent — Greater Alabama MLS
• 2023-02-16 Price Changed $76,000 Greater Alabama MLS
• 2023-01-20 Relisted — Greater Alabama MLS
• 2023-01-14 Contingent — Greater Alabama MLS
• 2023-01-13 Listed $76,500 Greater Alabama MLS

Property tax history

+0.0%/yr

Latest (2025): $775 · +7.0% YoY. Source: county tax records.