109 Circlewood · Tuscaloosa, AL 35405

$129,000

3 bd · 3.0 ba · 1,018 sqft · SingleFamily public records · 186 Days on market

Built 1945 0.47 ac lot $127/sqft · 22% below area Est $166k · 22% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

Key facts

• Covered decks
• Backyard shed
• Cozy fireplace

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COZY FIREPLACE
• COVERED DECKS
• BACKYARD SHED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+5.4%/yr); 457 active listings in the ZIP; 23 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 + 5.4% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $31k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $129k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 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. 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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $166,409
• List price: $129,000
• Delta: -22.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1929 24th Ave E	0.20mi	2/2.5 (-1)	1,082 (+6%)	9mo	$202,000	$187	66
147 Circlewood	0.07mi	2/1.0 (-1)	927 (-9%)	4mo	$110,000	$119	66
1732 25th St E	0.43mi	2/1.0 (-1)	977 (-4%)	12mo	$199,900	$205	50
16 Circlewood	0.27mi	2/1.0 (-1)	905 (-11%)	9mo	$185,000	$204	48
2810 Winters Dr	0.75mi	2/1.0 (-1)	1,064 (+4%)	2mo	$110,000	$103	43
1515 17th Ave E	0.66mi	2/1.5 (-1)	1,056 (+4%)	10mo	$203,000	$192	43
8 Circlewood	0.28mi	2/1.0 (-1)	1,129 (+11%)	15mo	$170,900	$151	43
1745 25th St E	0.42mi	2/1.0 (-1)	876 (-14%)	4mo	$179,900	$205	41
1432 20th Ave E	0.64mi	3/1.0	1,154 (+13%)	2mo	$165,000	$143	38
3013 Hood St	0.74mi	3/1.0	1,080 (+6%)	12mo	$165,000	$153	37
1428 20th Ave E	0.65mi	2/2.0 (-1)	926 (-9%)	12mo	$189,900	$205	35
1615 18th Ave E	0.55mi	2/1.0 (-1)	1,120 (+10%)	14mo	$159,000	$142	33

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,364
• Equity at exit: $19,234

10-year hold

• IRR: 12.7%
• Equity multiple: 2.11×
• Total profit: $39,980
• Equity at exit: $11,154

Cash invested: $36,120 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$676
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $297

Break-even live

Break-even rent $984

Max offer price $129,000

Occupancy floor 73%

Sensitivity live

Price	-10% $370	-5% $334	+0% $297	+5% $261	+10% $224
Rent	-10% $190	-5% $243	+0% $297	+5% $351	+10% $405
Rate	-1.0pp $362	-0.5pp $330	base $297	+0.5pp $264	+1.0pp $230

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	44d	1	0.15mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	44d	1	0.44mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	14d	1	0.44mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	14d	1	0.57mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	45d	1	0.57mi
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	44d	1	0.64mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	44d	1	0.93mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	0.96mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	44d	1	1.03mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	1.08mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	14d	4	1.11mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	44d	2	1.12mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	14d	4	1.13mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	1.15mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	14d	1	1.21mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	44d	10	1.22mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	1.28mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	1.33mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	44d	1	1.35mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	44d	1	1.39mi
3719 Hargrove Rd E Tuscaloosa, AL	3.0	2.0	1300	$1,150	$0.88	21d	1	1.44mi
4325 Henry Rd Tuscaloosa, AL	4.0	2.0	1444	$1,795	$1.24	14d	1	1.49mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $129,000 Active 186 DOM
2. 2026-06-17
   days on market $129,000 Active 185 DOM
3. 2026-06-16
   days on market $129,000 Active 184 DOM
4. 2026-06-15
   days on market $129,000 Active 183 DOM
5. 2026-06-14
   days on market $129,000 Active 181 DOM
6. 2026-06-13
   days on market $129,000 Active 180 DOM
7. 2026-06-10
   days on market $129,000 Active 178 DOM
8. 2026-06-09
   days on market $129,000 Active 177 DOM
9. 2026-06-08
   days on market $129,000 Active 176 DOM
10. 2026-06-07
    days on market $129,000 Active 175 DOM
11. 2026-06-05
    days on market $129,000 Active 172 DOM
12. 2026-06-03
    days on market $129,000 Active 171 DOM
13. 2026-06-02
    days on market $129,000 Active 170 DOM
14. 2026-06-01
    days on market $129,000 Active 169 DOM
15. 2026-05-31
    days on market $129,000 Active 168 DOM
16. 2026-05-30
    days on market $129,000 Active 167 DOM
17. 2026-04-15
    price $129,000 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

18. 2026-02-16
    price $139,000

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

19. 2026-02-16
    price $139,000 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

20. 2026-01-27
    price $149,000 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

21. 2026-01-05
    status Active 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

22. 2025-12-04
    status Pending 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

23. 2025-11-12
    listed $159,900 Active 831-char remark

    Show marketing remark (831 chars)

    This 3-bedroom, 3-bath home presents a great opportunity for buyers or investors looking for a property with strong potential. Being sold as is, with all personal items to remain, this home offers convenience and room for customization. The kitchen offers stainless steel appliances and granite countertops. The cozy fireplace in the living room creates a warm, inviting atmosphere. Outdoor living is easy with covered decks on both the front and back, and there’s also a shed in the backyard for added functionality. This home is ideal for a variety of buyers, from those seeking a personal residence to investors searching for a property with excellent rental potential. Conveniently located close to UA, this home combines value, location, and opportunity in one package. Roof, HVAC, and water heater were replaced in 2020

24. 2019-07-10
    soldstatus $40,000
25. 2019-06-07
    soldstatus $40,000
26. 2018-10-20
    listed $44,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $564 · $47/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $16,320
• − Mortgage interest: −$7,226
• − Property taxes: −$564
• − Insurance: −$645
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,753
• Taxable income: $1,521
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,201/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

+189.9% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $129,000 WAMLS
• 2026-02-16 Price Changed $139,000 Greater Alabama MLS
• 2026-02-16 Price Changed $139,000 WAMLS
• 2026-01-27 Price Changed $149,000 WAMLS
• 2026-01-05 Relisted — WAMLS
• 2025-12-04 Pending — WAMLS
• 2025-11-12 Listed $159,900 WAMLS
• 2019-07-10 Sold (Public Records) $40,000 Public Records
• 2019-06-07 Sold (MLS) $40,000 WAMLS
• 2018-10-20 Listed $44,500 WAMLS

Property tax history

-5.0%/yr

Latest (2025): $564 · +7.5% YoY. Source: county tax records.