3909 Biscayne Hills Dr · Northport, AL 35473

$250,000

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 33 Days on market

Built 1975 0.50 ac lot $172/sqft · 49% above area Est $334k · 25% under

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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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home with lots of room and storage space? Look no further! This home features 3 bedrooms and 2 full baths on the main level. Updated kitchen cabinets with a modern backsplash and stainless appliances, including the refrigerator. Gorgeous hickory wood floors are in the living room, dining area, kitchen and laundry. Downstairs is a bonus with an extra room that could be used as a 4th bedroom/office/shop, a full bath plus a huge open room with tons of possibilities! Large covered deck for entertainment overlooks a huge fenced backyard. Call your favorite realtor today to preview this home before you miss out!

Key facts

• Finished lower level
• 0.5 acre lot
• Parking

Tags

• FINISHED LOWER LEVEL
• FULL SECONDARY KITCHEN
• RECENT MECHANICAL UPDATE
• CONVENIENT NORTHPORT LOCATION

Property features AI

Finance

• Other: Parcel ID: 31-02-04-3-001-027.000
• Financial info: Down payment assistance available
• HOA & community: Garbage fee charged quarterly; Library fee included; Fire fee included

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Septic sewer; Gas water heater; Internet service available
• Home design: Three-sided brick construction; Basement foundation; Existing/established home; Lot about 0.5 acre; Located in the Biscayne Hills subdivision
• Construction: 3-side brick construction; Basement foundation
• Exterior features: Covered patio; Covered deck; Porch; No pool; No waterfront; No garden view; Flood plain: no

Interior

• Kitchen: Laminate and stone countertops; Dishwasher (built-in); Disposal; Electric oven; Electric stove; Refrigerator; Some stainless appliances
• Bedrooms: Master bedroom on main level; Multiple additional bedrooms on main level; One bedroom in the basement
• Flooring: Hardwood
• Bathrooms: Three full bathrooms; Tub/shower combos
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood floors; Ceilings: other (see remarks); Pull-down attic; Full basement with both finished and unfinished areas; Daylight basement; Has laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level (laundry closet)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $55 ($655/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 $193k (23.0% below list).
• Recommended offer: $193k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Northport — 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 78/100 on livability (#8 in AL, #2,686 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• 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.
• Zoned schools: Crestmont Elementary School (math 22% / reading 42%, grade F, #331 of 627 statewide, top 57%, 270 students, 79% FRL); Sipsey Valley High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 511 students, 58% FRL) — zoned schools average 68% FRL vs 45% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% of the median local income ($70k/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 $8k 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 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $194k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% 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 $192,502 (23.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (median comp): $333,774
• List price: $250,000
• Delta: -25.10%
• 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
4001 Magnolia Hills Dr	0.43mi	4/2.0 (+1)	1,497 (+3%)	6mo	$279,900	$187	65
3209 33rd St	0.47mi	3/2.0	1,359 (-6%)	6mo	$275,000	$202	62
3401 Springfield Ave	0.68mi	3/2.0	1,468 (+1%)	7mo	$267,000	$182	61
2611 32nd St	0.64mi	3/2.0	1,490 (+2%)	8mo	$165,000	$111	59
3905 Magnolia Hills Dr	0.38mi	3/2.0	1,272 (-12%)	7mo	$266,327	$209	55
3013 Paddlecreek Ln	0.46mi	3/2.0	1,592 (+10%)	9mo	$210,000	$132	55
2715 Forest Brk	0.58mi	3/2.0	1,624 (+12%)	1mo	$299,900	$185	53
3912 Magnolia Hills Dr	0.42mi	3/2.0	1,272 (-12%)	9mo	$284,900	$224	52
3202 33rd Ave	0.48mi	3/2.5	1,660 (+14%)	2mo	$157,000	$95	50
3216 34th Ave	0.47mi	3/2.0	1,626 (+12%)	10mo	$260,000	$160	50
2707 31st Avenue Way	0.74mi	3/2.0	1,323 (-9%)	3mo	$237,000	$179	48
3724 29th St	0.62mi	3/2.0	1,255 (-14%)	1mo	$247,500	$197	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-37,167
• Equity at exit: $37,276

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-28,425
• Equity at exit: $21,615

Cash invested: $70,000 (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 35473

• Home prices YoY: -14.6%
• Active inventory: 108
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $55

Break-even live

Break-even rent $1,856

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3813 Biscayne Hills Dr Northport, AL	3.0	2.0	1787	$1,795	$1.00	13d	1	0.08mi
4225 Owen Pkwy Northport, AL	3.0	2.5	1209	$1,800	$1.49	43d	1	0.29mi
4225 Owen Pkwy Northport, AL	2.0	2.5	1017	$1,650	$1.62	44d	1	0.29mi
4909 Northwood Lake Dr E Northport, AL	3.0	2.0	1438	$1,800	$1.25	13d	1	0.87mi
2705 18th Ave Unit 4D Northport, AL	2.0	1.5	1100	$625	$0.57	43d	1	1.20mi

Listing history 13 events

1. 2026-06-02
   status $250,000 Pending 33 DOM
2. 2026-06-01
   days on market $250,000 Active-Break Clause 33 DOM
3. 2026-05-31
   days on market $250,000 Active-Break Clause 32 DOM
4. 2026-05-30
   days on market $250,000 Active-Break Clause 31 DOM
5. 2026-05-15
   historical Active-Break Clause 923-char remark
6. 2026-05-08
   price $250,000 923-char remark
7. 2026-04-29
   listed $260,000 Active 923-char remark
8. 2020-11-30
   soldstatus $194,450
9. 2020-11-24
   soldstatus $194,450 630-char remark

   Show marketing remark (630 chars)

   Looking for a home with lots of room and storage space? Look no further! This home features 3 bedrooms and 2 full baths on the main level. Updated kitchen cabinets with a modern backsplash and stainless appliances, including the refrigerator. Gorgeous hickory wood floors are in the living room, dining area, kitchen and laundry. Downstairs is a bonus with an extra room that could be used as a 4th bedroom/office/shop, a full bath plus a huge open room with tons of possibilities! Large covered deck for entertainment overlooks a huge fenced backyard. Call your favorite realtor today to preview this home before you miss out!

10. 2020-09-23
    listed $199,900 630-char remark

    Show marketing remark (630 chars)

    Looking for a home with lots of room and storage space? Look no further! This home features 3 bedrooms and 2 full baths on the main level. Updated kitchen cabinets with a modern backsplash and stainless appliances, including the refrigerator. Gorgeous hickory wood floors are in the living room, dining area, kitchen and laundry. Downstairs is a bonus with an extra room that could be used as a 4th bedroom/office/shop, a full bath plus a huge open room with tons of possibilities! Large covered deck for entertainment overlooks a huge fenced backyard. Call your favorite realtor today to preview this home before you miss out!

11. 2015-05-14
    soldstatus $151,900

    Show marketing remark (389 chars)

    Don't miss this great buy centrally located in Northport! This home has a ton of space and has been recently updated with new cabinets, countertops, stainless appliances and gorgeous reclaimed hickory floors from Reform, AL. Downstairs features a full, basement that is partially finished with extra full bath, storage, or shop space. This home recently appraised for $161,000! Call Today!

12. 2015-05-14
    soldstatus $151,900

    Show marketing remark (389 chars)

    Don't miss this great buy centrally located in Northport! This home has a ton of space and has been recently updated with new cabinets, countertops, stainless appliances and gorgeous reclaimed hickory floors from Reform, AL. Downstairs features a full, basement that is partially finished with extra full bath, storage, or shop space. This home recently appraised for $161,000! Call Today!

13. 2014-10-13
    listed $149,900

    Show marketing remark (389 chars)

    Don't miss this great buy centrally located in Northport! This home has a ton of space and has been recently updated with new cabinets, countertops, stainless appliances and gorgeous reclaimed hickory floors from Reform, AL. Downstairs features a full, basement that is partially finished with extra full bath, storage, or shop space. This home recently appraised for $161,000! Call Today!

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$413/yr (+$34/mo · 67.5%)

ⓘ 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 53% 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: $23,100
• − Mortgage interest: −$14,004
• − Property taxes: −$612
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$7,273
• Taxable loss: −$3,735
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,551/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 — Northport

• Score: 78/100
• State rank: #8
• US rank: #2686

Category grades

Amenities A- Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northport, AL
• County: Tuscaloosa County · 206,491 people
• City population: 47,464
• Metro: Tuscaloosa, AL
• Population (ZIP): 18,198
• Household income: $69,657
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 740.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 20% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 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: ▼ -37.92%
• Current HPI: 222.5458
• Rent YoY: —
• 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

+66.8% since first listed

10 events — show timeline

• 2026-06-01 Pending — Greater Alabama MLS
• 2026-05-15 Contingent — Greater Alabama MLS
• 2026-05-08 Price Changed $250,000 Greater Alabama MLS
• 2026-04-29 Listed $260,000 Greater Alabama MLS
• 2020-11-30 Sold (Public Records) $194,450 Public Records
• 2020-11-24 Sold (MLS) $194,450 WAMLS
• 2020-09-23 Listed $199,900 WAMLS
• 2015-05-14 Sold (Public Records) $151,900 Public Records
• 2015-05-14 Sold (MLS) $151,900 WAMLS
• 2014-10-13 Listed $149,900 WAMLS

Property tax history

+2.1%/yr

Latest (2025): $612 · +7.6% YoY. Source: county tax records.