410 25th St E · Tuscaloosa, AL 35401

$124,900

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 57 Days on market

Built 1940 8,712 sqft lot $124/sqft · 23% below area Est $187k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this incredible opportunity to own a 4 bedroom home priced at 124,900 in the heart of Tuscaloosa? Conveniently located just minutes from the University of AL, this property offers endless potential for investors or buyers looking to add their personal touch. With a spacious layout and strong rental potential, this home is ideal for student housing, long term rental income, or a budget friendly primary residence. Situated in a well established area with easy access to shopping, dining and campus life, this is your chance to secure an affordable property in a highly desirable location. Schedule your showing today. Opportunities like this won't last long.

Key facts

• 8,712 sq ft lot
• Built 1940
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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); 306 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $1,914/mo this rent would consume 79% 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 $864 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 + 6.3% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
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: 1.53% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $187,017
• List price: $124,900
• Delta: -33.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Arlington Dr	0.09mi	3/1.0 (-1)	1,036 (+3%)	18mo	$135,000	$130	71
2609 5th Ave E	0.08mi	3/2.0 (-1)	1,086 (+8%)	10mo	$101,000	$93	66
2009 3rd Ct E	0.39mi	3/2.0 (-1)	1,092 (+8%)	11mo	$240,000	$220	50
2908 2nd Ave E	0.22mi	3/1.0 (-1)	1,136 (+13%)	18mo	$100,000	$88	48
307 19th St E	0.51mi	3/2.0 (-1)	1,028 (+2%)	22mo	$225,000	$219	46

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 · 6.29% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.00×
• Total profit: $35,122
• Equity at exit: $18,623

10-year hold

• IRR: 33.3%
• Equity multiple: 4.49×
• Total profit: $122,054
• Equity at exit: $10,799

Cash invested: $34,972 (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: 306
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$655
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $767

Break-even live

Break-even rent $943

Max offer price $124,900

Occupancy floor 55%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	0.28mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	0.33mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.47mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	43d	37	0.77mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.81mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.82mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	43d	1	0.90mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,250	$1.50	43d	11	0.91mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	1.04mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	1.28mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	1.35mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	13d	1	1.44mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	43d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $124,900 Active 57 DOM
2. 2026-06-17
   days on market $124,900 Active 56 DOM
3. 2026-06-16
   days on market $124,900 Active 55 DOM
4. 2026-06-15
   days on market $124,900 Active 54 DOM
5. 2026-06-14
   days on market $124,900 Active 52 DOM
6. 2026-06-13
   days on market $124,900 Active 51 DOM
7. 2026-06-10
   days on market $124,900 Active 49 DOM
8. 2026-06-09
   days on market $124,900 Active 48 DOM
9. 2026-06-08
   days on market $124,900 Active 47 DOM
10. 2026-06-07
    days on market $124,900 Active 46 DOM
11. 2026-06-05
    days on market $124,900 Active 43 DOM
12. 2026-06-03
    days on market $124,900 Active 42 DOM
13. 2026-06-02
    days on market $124,900 Active 41 DOM
14. 2026-06-01
    days on market $124,900 Active 40 DOM
15. 2026-05-31
    days on market $124,900 Active 39 DOM
16. 2026-05-30
    days on market $124,900 Active 38 DOM
17. 2026-04-22
    listed $124,900 Active 671-char remark

    Show marketing remark (671 chars)

    Don't miss this incredible opportunity to own a 4 bedroom home priced at 124,900 in the heart of Tuscaloosa? Conveniently located just minutes from the University of AL, this property offers endless potential for investors or buyers looking to add their personal touch. With a spacious layout and strong rental potential, this home is ideal for student housing, long term rental income, or a budget friendly primary residence. Situated in a well established area with easy access to shopping, dining and campus life, this is your chance to secure an affordable property in a highly desirable location. Schedule your showing today. Opportunities like this won't last long.

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$61/yr (+$5/mo · 13.4%)

ⓘ 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: $22,965
• − Mortgage interest: −$6,996
• − Property taxes: −$452
• − Insurance: −$624
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$3,633
• Taxable income: $7,584
• Est. tax owed @ 24.0%: −$1,820
• After-tax cash flow: $7,386/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

1 event — show timeline

• 2026-04-22 Listed $124,900 WAMLS

Property tax history

+4.7%/yr

Latest (2022): $452 · +0.0% YoY. Source: county tax records.