11802 Mcpherson Landing Rd · Tuscaloosa, AL 35405

$220,000

3 bd · 1.0 ba · 1,590 sqft · SingleFamily public records · 139 Days on market

Built 1976 1.05 ac lot $138/sqft · 9% below area Est $303k · 27% under ↓ 15% since listing

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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 +15.0/15.0
• Cash flow +7.6/30.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

Key facts

• Wooded lot
• Brand new flooring
• New appliances

Tags

• WOODED LOT
• BRAND NEW FLOORING
• NEW APPLIANCES
• WOOD BURNING FIREPLACE
• LARGE SCREENED IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (27.5% below list).
• Recommended offer: $160k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 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: Rents rising fast (+5.4%/yr); 457 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 31% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $159,592 (27.5% 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 139 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $302,919
• List price: $220,000
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14675 Griffin St	0.31mi	4/2.0 (+1)	1,685 (+6%)	3mo	$251,500	$149	64
14390 Gentry Drive Dr	0.60mi	3/2.0	1,623 (+2%)	5mo	$248,000	$153	60
14148 River Point Cir Cir	0.41mi	3/2.0	1,771 (+11%)	1mo	$289,900	$164	57
14203 Phares Hinton Rd	0.64mi	3/2.0	1,508 (-5%)	1mo	$209,000	$139	57
11689 River Point Ln	0.43mi	3/2.0	1,554 (-2%)	21mo	$265,000	$171	55
11679 River Point Way	0.42mi	3/2.0	1,826 (+15%)	9mo	$335,000	$183	44
11518 Andrew Way	0.22mi	4/3.0 (+1)	1,751 (+10%)	23mo	$255,000	$146	41
11635 Kings Loop Rd	0.59mi	4/2.0 (+1)	1,623 (+2%)	23mo	$212,900	$131	40
14135 King Arthur Ct	0.74mi	4/2.0 (+1)	1,613 (+1%)	21mo	$245,000	$152	37

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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.22×
• Total profit: $-48,179
• Equity at exit: $32,803

10-year hold

• IRR: -11.3%
• Equity multiple: 0.25×
• Total profit: $-45,984
• Equity at exit: $19,022

Cash invested: $61,600 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-260

Break-even live

Break-even rent $1,925

Max offer price $182,436

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-184	+0% $-260	+5% $-336	+10% $-412
Rent	-10% $-386	-5% $-323	+0% $-260	+5% $-197	+10% $-134
Rate	-1.0pp $-149	-0.5pp $-204	base $-260	+0.5pp $-317	+1.0pp $-375

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11605 McCord Ln Tuscaloosa, AL	4.0	2.0	1497	$1,575	$1.05	21d	1	1.04mi
14349 Buttercup Way , AL	3.0	2.0	1187	$1,495	$1.26	44d	1	1.07mi
14391 Buttercup Way , AL	4.0	2.0	1444	$1,665	$1.15	12d	1	1.09mi
11343 Snapdragon Cv , AL	3.0	2.0	1187	$1,495	$1.26	44d	1	1.10mi
14320 Firefly LN Tuscaloosa, AL	4.0	2.0	1417	$1,595	$1.13	12d	1	1.18mi
14338 Firefly Ln Tuscaloosa, AL	3.0	2.0	1187	$1,600	$1.35	44d	1	1.19mi
11146 Longbow Dr Tuscaloosa, AL	3.0	1.0	1120	$1,500	$1.34	12d	1	1.38mi

Listing history 6 events

1. 2026-05-06
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

2. 2026-04-16
   price $220,000 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

3. 2026-03-31
   status Active 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

4. 2026-03-22
   status Pending 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

5. 2026-02-17
   price $254,900 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

6. 2025-12-08
   listed $259,900 Active 623-char remark

   Show marketing remark (623 chars)

   Nestled on a beautiful 1 acre wooded lot, this home is an inviting split-level which offers space, privacy, and endless potential. Inside you will find a spacious layout featuring brand new flooring throughout, fresh paint, and all new appliances in the kitchen. Three bedrooms, two bathrooms, formal living room, cozy den with wood burning fireplace, formal dining room attached to the kitchen and a large bonus room downstairs! Large windows bring in natural light and show off the beautiful trees from the wooded lot. Lots of outdoor living with a large screened in porch overlooking the backyard. Priced to sell as-is!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $19,151
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$6,400
• Taxable loss: −$7,037
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-1,426/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 — 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

• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1963.0

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 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• 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

-15.4% since first listed

6 events — show timeline

• 2026-05-06 Pending — WAMLS
• 2026-04-16 Price Changed $220,000 WAMLS
• 2026-03-31 Relisted — WAMLS
• 2026-03-22 Pending — WAMLS
• 2026-02-17 Price Changed $254,900 WAMLS
• 2025-12-08 Listed $259,900 WAMLS

Property tax history

+4.1%/yr

Latest (2025): $426 · +7.3% YoY. Source: county tax records.