5 Springbrook · Tuscaloosa, AL 35405

$169,900

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 77 Days on market

Built 1945 0.37 ac lot $159/sqft · at area comps Est $172k · at est.

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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 +14.9/30.0
• ARV discount +8.0/15.0
• DSCR +4.5/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious lot just minutes from Downtown Tuscaloosa, the University of Alabama, Target, and local parks, this 1945 cottage is full of charm and character. Inside, you’ll find beautiful hardwood floors, a cozy living room with a fireplace, and windows that fill the home with natural light. The dining room connects easily to the kitchen, and the third bedroom is currently being used as a large laundry and utility space, offering versatile options. A newer roof adds peace of mind, complementing the home’s timeless appeal. Enjoy mornings or evenings on the screened-in porch and take in the generous backyard, made for outdoor enjoyment. With its warmth, convenience, and inviting appeal, this cottage is truly a special find.

Key facts

• Cozy living room
• Large laundry
• Natural light

Tags

• SPACIOUS LOT
• COZY LIVING ROOM
• FIREPLACE
• NATURAL LIGHT
• DINING ROOM
• LARGE LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $48 ($580/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 $139k (18.0% below list).
• Recommended offer: $139k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Eastwood Middle School (math 3% / reading 31%, grade F, #201 of 257 statewide, top 79%, 758 students, 78% FRL); Paul W Bryant High School (math 3% / reading 7%, grade F, #276 of 305 statewide, top 95%, 1,042 students, 48% FRL) — zoned schools at 63% FRL track the district average.
• Zoned-school proficiency averages 11% at this address vs 30% district-wide (-18 pts) — the specific schools serving this property underperform the Tuscaloosa City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 462 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,266 (18.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $171,849
• List price: $169,900
• Delta: -1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Springbrook	0.14mi	3/1.0	1,178 (+10%)	2mo	$170,000	$144	75
2502 E 5th Ave E	0.34mi	3/1.0	1,160 (+9%)	3mo	$187,500	$162	67
217 32nd Pl E	0.38mi	3/1.5	1,175 (+10%)	1mo	$170,000	$145	62
12 Dubois Terrace Ter	0.53mi	3/1.0	1,182 (+11%)	1mo	$145,000	$123	56
33 Cedar Knoll Knl	0.44mi	3/2.0	1,185 (+11%)	2mo	$240,000	$203	55
214 32nd Pl E	0.37mi	3/1.5	1,222 (+14%)	2mo	$220,000	$180	55
304 Orange St	0.36mi	2/1.0 (-1)	928 (-13%)	4mo	$75,000	$81	53
61 Cedar Knoll Knl	0.48mi	3/2.0	1,176 (+10%)	5mo	$196,450	$167	53
3800 3rd Ave	0.74mi	3/2.0	1,120 (+5%)	2mo	$100,000	$89	52
2506 4th Ave E	0.40mi	2/2.0 (-1)	912 (-14%)	1mo	$131,500	$144	48
405 26th St St E	0.36mi	2/1.0 (-1)	912 (-14%)	9mo	$115,000	$126	47
2216 Forest Lake Dr	0.67mi	3/2.0	1,218 (+14%)	2mo	$249,000	$204	39

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-21,035
• Equity at exit: $25,333

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $400
• Equity at exit: $14,690

Cash invested: $47,572 (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: 462
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $48

Break-even live

Break-even rent $1,332

Max offer price $169,900

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $96	+0% $48	+5% $0	+10% $-48
Rent	-10% $-62	-5% $-7	+0% $48	+5% $103	+10% $158
Rate	-1.0pp $134	-0.5pp $92	base $48	+0.5pp $4	+1.0pp $-41

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	45d	1	0.24mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	45d	1	0.24mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	15d	1	0.32mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	45d	10	0.47mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	23d	2	0.61mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	45d	37	0.61mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	23d	1	0.68mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	23d	1	0.75mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	15d	1	0.81mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,250	$1.50	45d	11	0.83mi
715 Dogwood Ln Tuscaloosa, AL	2.0	1.0	1126	$1,099	$0.98	15d	3	1.10mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	45d	4	1.16mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	45d	4	1.17mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	45d	1	1.19mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	45d	1	1.24mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	45d	1	1.26mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	45d	1	1.27mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	45d	1	1.32mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	23d	1	1.33mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	45d	1	1.33mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	45d	1	1.38mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	15d	1	1.39mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	23d	1	1.40mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	23d	1	1.42mi
4527 18th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	878	$1,249	$1.42	45d	6	1.43mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	45d	1	1.46mi

Listing history 17 events

1. 2026-06-09
   days on market $169,900 Active 77 DOM
2. 2026-06-08
   days on market $169,900 Active 76 DOM
3. 2026-06-07
   days on market $169,900 Active 75 DOM
4. 2026-06-05
   days on market $169,900 Active 72 DOM
5. 2026-06-03
   days on market $169,900 Active 71 DOM
6. 2026-06-02
   days on market $169,900 Active 70 DOM
7. 2026-06-01
   days on market $169,900 Active 69 DOM
8. 2026-05-31
   days on market $169,900 Active 68 DOM
9. 2026-05-30
   days on market $169,900 Active 67 DOM
10. 2026-03-24
    listed $169,900 Active 752-char remark

    Show marketing remark (752 chars)

    Nestled on a spacious lot just minutes from Downtown Tuscaloosa, the University of Alabama, Target, and local parks, this 1945 cottage is full of charm and character. Inside, you’ll find beautiful hardwood floors, a cozy living room with a fireplace, and windows that fill the home with natural light. The dining room connects easily to the kitchen, and the third bedroom is currently being used as a large laundry and utility space, offering versatile options. A newer roof adds peace of mind, complementing the home’s timeless appeal. Enjoy mornings or evenings on the screened-in porch and take in the generous backyard, made for outdoor enjoyment. With its warmth, convenience, and inviting appeal, this cottage is truly a special find.

11. 2026-01-06
    price $169,900
12. 2025-10-16
    price $179,900
13. 2025-10-01
    listed $189,900 Active
14. 2022-07-05
    soldstatus $155,000
15. 2022-06-28
    soldstatus $155,000 Closed
16. 2022-05-24
    historical
17. 2022-05-10
    listed $159,000

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,082 · $90/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 1/10 Low
• 🌡 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: $16,712
• − Mortgage interest: −$9,517
• − Property taxes: −$1,082
• − Insurance: −$850
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,943
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $1,144/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): 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

+6.9% since first listed

8 events — show timeline

• 2026-03-24 Listed $169,900 WAMLS
• 2026-01-06 Price Changed $169,900 WAMLS
• 2025-10-16 Price Changed $179,900 WAMLS
• 2025-10-01 Listed $189,900 WAMLS
• 2022-07-05 Sold (Public Records) $155,000 Public Records
• 2022-06-28 Sold (MLS) $155,000 WAMLS
• 2022-05-24 Delisted — WAMLS
• 2022-05-10 Listed $159,000 WAMLS

Property tax history

+1.6%/yr

Latest (2022): $1,082 · -2.2% YoY. Source: county tax records.