2115 Jemison Ave · Tuscaloosa, AL 35401

$175,000

6 bd · 3.0 ba · 2,401 sqft · MultiFamily public records · 181 Days on market

Built 1950 10,454 sqft lot $73/sqft · 18% above area Est $149k · 18% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity in West Tuscaloosa. This triplex is being sold as is and offers three separate units with strong rental demand and easy access to downtown and the University of Alabama. Current leases will cease upon sale, giving the new owner full flexibility with future occupancy. Each unit has its own entrance and comfortable layout that appeals to long term tenants. The property has been maintained well and provides reliable rental potential. This is a strong fit for investors seeking steady income and a great option for a first time homebuyer who wants to live in one unit while renting the others. Convenient to shopping, schools, parks, and major employers with simple parking and low maintenance. Roof and water heater are roughly two years old

Key facts

• Strong rental demand
• Own entrance
• Three separate units

Tags

• THREE SEPARATE UNITS
• STRONG RENTAL DEMAND
• EASY ACCESS TO DOWNTOWN
• OWN ENTRANCE
• RELIABLE RENTAL POTENTIAL
• CONVENIENT TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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); 307 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $3,376/mo this rent would consume 139% 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.93% ✓
• Cap rate: 17.29%
• Cash-on-cash: 39.27%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (median comp): $148,521
• List price: $175,000
• Delta: 17.83%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.0%
• Equity multiple: 2.74×
• Total profit: $85,283
• Equity at exit: $26,093

10-year hold

• IRR: 47.0%
• Equity multiple: 6.23×
• Total profit: $256,307
• Equity at exit: $15,131

Cash invested: $49,000 (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: 307
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,376 high
• Mortgage (P&I): −$918
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $1,604

Break-even live

Break-even rent $1,346

Max offer price $175,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,703	-5% $1,653	+0% $1,604	+5% $1,554	+10% $1,505
Rent	-10% $1,337	-5% $1,470	+0% $1,604	+5% $1,737	+10% $1,870
Rate	-1.0pp $1,692	-0.5pp $1,648	base $1,604	+0.5pp $1,558	+1.0pp $1,512

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,375
Total (3 units)			$3,376

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1460 15th Ave Tuscaloosa, AL	5.0	5.5	2180	$8,000	$3.67	44d	2	0.86mi
1509 13th St Tuscaloosa, AL	5.0	3.5	2400	$5,000	$2.08	22d	1	0.91mi

Listing history 7 events

1. 2026-05-31
   days on market $175,000 Active 181 DOM
2. 2026-05-30
   days on market $175,000 Active 180 DOM
3. 2025-12-01
   listed $175,000 Active 771-char remark

   Show marketing remark (771 chars)

   Great investment opportunity in West Tuscaloosa. This triplex is being sold as is and offers three separate units with strong rental demand and easy access to downtown and the University of Alabama. Current leases will cease upon sale, giving the new owner full flexibility with future occupancy. Each unit has its own entrance and comfortable layout that appeals to long term tenants. The property has been maintained well and provides reliable rental potential. This is a strong fit for investors seeking steady income and a great option for a first time homebuyer who wants to live in one unit while renting the others. Convenient to shopping, schools, parks, and major employers with simple parking and low maintenance. Roof and water heater are roughly two years old

4. 2025-12-01
   status Active

   Show marketing remark (771 chars)

   Great investment opportunity in West Tuscaloosa. This triplex is being sold as is and offers three separate units with strong rental demand and easy access to downtown and the University of Alabama. Current leases will cease upon sale, giving the new owner full flexibility with future occupancy. Each unit has its own entrance and comfortable layout that appeals to long term tenants. The property has been maintained well and provides reliable rental potential. This is a strong fit for investors seeking steady income and a great option for a first time homebuyer who wants to live in one unit while renting the others. Convenient to shopping, schools, parks, and major employers with simple parking and low maintenance. Roof and water heater are roughly two years old

5. 2025-12-01
   listed $175,000 Active

   Show marketing remark (771 chars)

   Great investment opportunity in West Tuscaloosa. This triplex is being sold as is and offers three separate units with strong rental demand and easy access to downtown and the University of Alabama. Current leases will cease upon sale, giving the new owner full flexibility with future occupancy. Each unit has its own entrance and comfortable layout that appeals to long term tenants. The property has been maintained well and provides reliable rental potential. This is a strong fit for investors seeking steady income and a great option for a first time homebuyer who wants to live in one unit while renting the others. Convenient to shopping, schools, parks, and major employers with simple parking and low maintenance. Roof and water heater are roughly two years old

6. 2025-02-27
   listed $175,000 Active
7. 2023-11-16
   listed $125,000 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 3/10 Moderate
• 🌡 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: $40,512
• − Mortgage interest: −$9,803
• − Property taxes: −$873
• − Insurance: −$875
• − Repairs & maintenance: −$3,241
• − Management: −$3,241
• − Depreciation: −$5,091
• Taxable income: $17,388
• Est. tax owed @ 24.0%: −$4,173
• After-tax cash flow: $15,070/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

+40.0% since first listed

5 events — show timeline

• 2025-12-01 Listed $175,000 WAMLS
• 2025-12-01 Relisted — WAMLS
• 2025-12-01 Listed $175,000 WAMLS
• 2025-02-27 Listed $175,000 WAMLS
• 2023-11-16 Listed $125,000 WAMLS

Property tax history

+3.5%/yr

Latest (2025): $873 · +6.9% YoY. Source: county tax records.