4313 Virginia Dr · Tuscaloosa, AL 35404

$169,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 142 Days on market

Built 1955 8,712 sqft lot Est $164k · at est.

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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 +20.3/30.0
• DSCR +6.5/10.0
• ARV discount +6.1/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully updated 3-bedroom, 1-bath home featuring new flooring throughout, an updated kitchen with stainless steel appliances, and an updated bathroom with fresh finishes. Enjoy the large fenced backyard, for pets, entertaining, or outdoor relaxation. Conveniently located near Downtown Tuscaloosa, The University of Alabama, DCH, and Mercedes, this home offers easy access to work, campus, shopping, and dining. With modern updates and a warm, inviting layout, this property is move-in ready—just in time to spend the holidays in your new home!

Key facts

• Updated kitchen
• 8,712 sq ft lot
• Built 1955

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $218 ($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 $155k (8.1% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+6.8%/yr); 167 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% 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 $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 + 6.8% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $76k; list at $169k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1955 — 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: 0.92% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $163,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4313 Virginia Dr	0.00mi	3/1.0	1,064 (0%)	0mo	$160,000	$150	100
4306 Virginia Dr	0.03mi	2/1.0 (-1)	982 (-8%)	4mo	$57,000	$58	77
4503 Highpoint Dr	0.16mi	2/2.0 (-1)	1,057 (-1%)	14mo	$47,500	$45	71
3701 Crescent Gardens Dr	0.40mi	3/2.0	1,103 (+4%)	3mo	$193,000	$175	69
3625 Crescent Gardens Dr	0.45mi	3/2.0	1,141 (+7%)	2mo	$182,900	$160	62
3626 Crescent Gardens Dr	0.45mi	3/2.0	1,146 (+8%)	2mo	$183,000	$160	60
4 The Knl	0.48mi	2/1.0 (-1)	1,034 (-3%)	11mo	$140,000	$135	58
4309 Vassie Dr	0.13mi	3/1.0	1,176 (+10%)	22mo	$88,000	$75	58
3645 Crescent Gardens Dr	0.41mi	3/2.0	1,104 (+4%)	15mo	$178,685	$162	58
4500 6th St E	0.32mi	3/1.0	984 (-8%)	18mo	$83,000	$84	57
4726 2nd St E	0.74mi	3/2.0	1,100 (+3%)	3mo	$169,000	$154	53
4621 Old Birmingham Hwy	0.66mi	3/1.0	1,103 (+4%)	23mo	$190,000	$172	44

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,407
• Equity at exit: $25,198

10-year hold

• IRR: 9.2%
• Equity multiple: 1.81×
• Total profit: $38,559
• Equity at exit: $14,612

Cash invested: $47,320 (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: $1,554 high
• Mortgage (P&I): −$886
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $218

Break-even live

Break-even rent $1,278

Max offer price $169,000

Occupancy floor 81%

Sensitivity live

Price	-10% $313	-5% $266	+0% $218	+5% $170	+10% $122
Rent	-10% $95	-5% $156	+0% $218	+5% $279	+10% $340
Rate	-1.0pp $303	-0.5pp $261	base $218	+0.5pp $174	+1.0pp $129

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Crescent Ridge Rd E Tuscaloosa, AL	2.0	1.5	850	$995	$1.17	45d	1	0.34mi
3550 Crescent Gardens Dr Tuscaloosa, AL	3.0	2.0	1116	$1,575	$1.41	45d	1	0.47mi
5100 Old Birmingham Hwy Tuscaloosa, AL	2.0	1.0–2.0	883	$1,460	$1.65	14d	1	0.75mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	22d	1	0.86mi
4220 Keene Dr Tuscaloosa, AL	2.0–3.0	2.0	1119	$850	$0.76	22d	1	0.90mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	14d	7	0.96mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	45d	5	0.96mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	45d	1	1.45mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	1.45mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	14d	4	1.50mi

Listing history 17 events

1. 2026-04-12
   status Pending
2. 2026-04-05
   price $169,000
3. 2026-03-07
   price $169,900
4. 2026-02-04
   price $174,500
5. 2025-12-11
   price $175,000
6. 2025-12-06
   status Active
7. 2025-12-01
   status Pending
8. 2025-11-12
   listed $160,000 Active
9. 2025-06-04
   soldstatus $76,000
10. 2024-05-14
    status Pending
11. 2024-04-17
    historical $1,150
12. 2024-04-12
    listed $1,150
13. 2024-04-10
    historical $1,150
14. 2024-03-29
    price $1,150
15. 2024-03-21
    listed $950
16. 2024-02-29
    price $89,000
17. 2023-11-22
    listed $99,000 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $693 · $58/mo
• Expected delta: +$55/yr (+$5/mo · 8.7%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 19 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: $18,646
• − Mortgage interest: −$9,467
• − Property taxes: −$638
• − Insurance: −$845
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,916
• Taxable loss: −$203
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,661/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

+70.7% since first listed

17 events — show timeline

• 2026-04-12 Pending — WAMLS
• 2026-04-05 Price Changed $169,000 WAMLS
• 2026-03-07 Price Changed $169,900 WAMLS
• 2026-02-04 Price Changed $174,500 WAMLS
• 2025-12-11 Price Changed $175,000 WAMLS
• 2025-12-06 Relisted — WAMLS
• 2025-12-01 Pending — WAMLS
• 2025-11-12 Listed $160,000 WAMLS
• 2025-06-04 Sold (Public Records) $76,000 Public Records
• 2024-05-14 Pending — WAMLS
• 2024-04-17 Rental Removed $1,150 APPFOLIO
• 2024-04-12 Listed for Rent $1,150 APPFOLIO
• 2024-04-10 Rental Removed $1,150 APPFOLIO
• 2024-03-29 Price Changed $1,150 APPFOLIO
• 2024-03-21 Listed for Rent $950 APPFOLIO
• 2024-02-29 Price Changed $89,000 WAMLS
• 2023-11-22 Listed $99,000 WAMLS

Property tax history

+2.0%/yr

Latest (2025): $638 · +6.9% YoY. Source: county tax records.