446 29th Pl · Tuscaloosa, AL 35401

$320,000

9 bd · 3.9 ba · 3,312 sqft · MultiFamily public records · 59 Days on market

Built 1970 $97/sqft · 160% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

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

Fully occupied. Located conveniently closed to UA in a booming Tuscaloosa city. Great investment opportunity! This four-plex features new flooring, new paint and newly painted cabinets. Each unit is a 2 bed/ 1 bath. $3,200 monthly Rent total. Agt Interest/Owned (Y/N)No

Key facts

• New flooring
• New paint
• Built 1970

Tags

• NEW FLOORING
• NEW PAINT
• NEWLY PAINTED CABINETS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $631/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; lower-income renter base — watch delinquency; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• At $4,923/mo this rent would consume 203% 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 $2k of loan paydown is wiped out by about $10k 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 $90k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 9 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

• Climate carrying-cost: major wind risk, 63% 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 $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.54% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

• ARV (median comp): $126,267
• List price: $320,000
• Delta: 153.43%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.95×
• Total profit: $85,467
• Equity at exit: $47,713

10-year hold

• IRR: 32.4%
• Equity multiple: 4.39×
• Total profit: $303,321
• Equity at exit: $27,668

Cash invested: $89,600 (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: 16.3×

Monthly cashflow live

• Estimated rent: $4,923 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,034
• Net cashflow: $1,893

Break-even live

Break-even rent $2,527

Max offer price $320,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,923
Total (3 units)			$4,923

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $320,000 Active 59 DOM
2. 2026-06-17
   days on market $320,000 Active 58 DOM
3. 2026-06-16
   days on market $320,000 Active 57 DOM
4. 2026-06-15
   days on market $320,000 Active 56 DOM
5. 2026-06-14
   days on market $320,000 Active 54 DOM
6. 2026-06-13
   days on market $320,000 Active 53 DOM
7. 2026-06-10
   days on market $320,000 Active 51 DOM
8. 2026-06-09
   days on market $320,000 Active 50 DOM
9. 2026-06-08
   days on market $320,000 Active 49 DOM
10. 2026-06-07
    days on market $320,000 Active 48 DOM
11. 2026-06-05
    days on market $320,000 Active 45 DOM
12. 2026-06-03
    days on market $320,000 Active 44 DOM
13. 2026-06-02
    days on market $320,000 Active 43 DOM
14. 2026-06-01
    days on market $320,000 Active 42 DOM
15. 2026-05-31
    days on market $320,000 Active 41 DOM
16. 2026-05-30
    days on market $320,000 Active 40 DOM
17. 2026-04-20
    listed $320,000 Active 269-char remark

    Show marketing remark (269 chars)

    Fully occupied. Located conveniently closed to UA in a booming Tuscaloosa city. Great investment opportunity! This four-plex features new flooring, new paint and newly painted cabinets. Each unit is a 2 bed/ 1 bath. $3,200 monthly Rent total. Agt Interest/Owned (Y/N)No

18. 2024-06-17
    soldstatus $300,000
19. 2024-06-13
    soldstatus $300,000 Closed 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

20. 2024-04-29
    status Pending 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

21. 2024-03-23
    status Active 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

22. 2024-03-17
    status Pending 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

23. 2024-03-16
    price $335,000 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

24. 2024-02-26
    status Active 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

25. 2024-02-26
    status Pending 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

26. 2024-01-16
    listed $350,000 Active 380-char remark

    Show marketing remark (380 chars)

    INVESTMENT OPPORTUNITY! Newly remodeled four-plex consisting of two bedrooms and one bath each. Newly painted exterior and interior, new floors, cabinets, bath fixtures, A/C units and appliances. Rent is $840.00 per unit and all utilities are paid by each tenant. Recently completed with three new tenants. Management is in place (10%). Don't miss this excellent 1031 opportunity!

27. 2023-10-11
    soldstatus $185,000
28. 2023-10-06
    soldstatus $185,000 Closed
29. 2023-09-08
    status Pending
30. 2023-09-01
    listed $190,000 Active
31. 2023-08-18
    status Active
32. 2023-08-06
    historical
33. 2023-06-19
    listed $220,000 Active
34. 2023-03-03
    price $250,000
35. 2023-01-04
    price $275,000
36. 2022-12-19
    price $295,000
37. 2022-11-18
    listed $300,000 Active
38. 2022-06-29
    status Pending
39. 2022-06-17
    listed $350,000 Active
40. 2020-08-18
    soldstatus $100,000
41. 2020-08-18
    soldstatus $135,000

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,221 · $185/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 63% 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: $59,076
• − Mortgage interest: −$17,925
• − Property taxes: −$2,221
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,726
• − Management: −$4,726
• − Depreciation: −$9,309
• Taxable income: $18,569
• Est. tax owed @ 24.0%: −$4,457
• After-tax cash flow: $18,255/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

+220.0% since first listed

25 events — show timeline

• 2026-04-20 Listed $320,000 Greater Alabama MLS
• 2024-06-17 Sold (Public Records) $300,000 Public Records
• 2024-06-13 Sold (MLS) $300,000 WAMLS
• 2024-04-29 Pending — WAMLS
• 2024-03-23 Relisted — WAMLS
• 2024-03-17 Pending — WAMLS
• 2024-03-16 Price Changed $335,000 WAMLS
• 2024-02-26 Relisted — WAMLS
• 2024-02-26 Pending — WAMLS
• 2024-01-16 Listed $350,000 WAMLS
• 2023-10-11 Sold (Public Records) $185,000 Public Records
• 2023-10-06 Sold (MLS) $185,000 WAMLS
• 2023-09-08 Pending — WAMLS
• 2023-09-01 Listed $190,000 WAMLS
• 2023-08-18 Relisted — WAMLS
• 2023-08-06 Delisted — WAMLS
• 2023-06-19 Listed $220,000 WAMLS
• 2023-03-03 Price Changed $250,000 WAMLS
• 2023-01-04 Price Changed $275,000 WAMLS
• 2022-12-19 Price Changed $295,000 WAMLS
• 2022-11-18 Listed $300,000 WAMLS
• 2022-06-29 Pending — WAMLS
• 2022-06-17 Listed $350,000 WAMLS
• 2020-08-18 Sold (Public Records) $135,000 Public Records
• 2020-08-18 Sold (Public Records) $100,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,221 · +42.5% YoY. Source: county tax records.