3115 Eddins Rd · Tuscaloosa, AL 35401

$210,000

4 bd · 3.0 ba · 2,213 sqft · SingleFamily · 39 Days on market

Built 1930 6.30 ac lot $95/sqft · at area comps Est $205k · 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 +13.5/30.0
• ARV discount +6.4/15.0
• DSCR +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

It has a blue house and a gray house on the 6+ acre lot.

Key facts

• 6.3 acre lot
• Built 1930
• Listed 39 days

Property features AI

Finance

• Other: Approximately 6.3 acres; Subdivision: McGehee Estates

Exterior

• Parking: On-street parking
• Utilities: Public water; Septic system; Internet service available
• Home design: Single existing structure; Siding (other)
• Construction: Crawl space foundation
• Exterior features: Property in a flood plain; No pool; No patio; No deck; No garden/patio listed; No waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator; Tile countertops in the kitchen
• Bedrooms: Master bedroom (main level); Additional bedrooms on main level
• Flooring: Hardwood
• Bathrooms: Three full bathrooms; Tub/shower combo
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Smooth ceilings; Hardwood floors; Tile kitchen countertops; Second kitchen (in addition to main kitchen); No additional interior features listed
• Laundry & utility: Gas and electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $7 ($82/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 $185k (12.1% below list).
• Recommended offer: $185k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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.
• Market conditions: Rents rising fast (+6.3%/yr); 307 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 $1,846/mo this rent would consume 76% 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 $1k of loan paydown is wiped out by about $6k 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 39 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $68k; list at $210k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $184,570 (12.1% below list)

Questions for the listing agent

1. It's been on market 39 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 1930 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $205,124
• List price: $210,000
• Delta: 2.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2700 39th Ct	0.53mi	3/2.0 (-1)	1,997 (-10%)	11mo	$194,000	$97	40
4719 22nd St	0.57mi	4/2.0	2,516 (+14%)	12mo	$259,900	$103	36
2 Oak Rdg	0.75mi	3/2.0 (-1)	2,100 (-5%)	14mo	$152,000	$72	36
2018 42nd Ave	0.70mi	5/3.0 (+1)	2,450 (+11%)	15mo	$122,650	$50	32

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-27,254
• Equity at exit: $31,312

10-year hold

• IRR: 1.0%
• Equity multiple: 1.08×
• Total profit: $4,652
• Equity at exit: $18,157

Cash invested: $58,800 (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: 307
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $7

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $79	+0% $7	+5% $-66	+10% $-138
Rent	-10% $-139	-5% $-66	+0% $7	+5% $80	+10% $153
Rate	-1.0pp $113	-0.5pp $60	base $7	+0.5pp $-48	+1.0pp $-103

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $210,000 Active 39 DOM
2. 2026-06-18
   days on market $210,000 Active 36 DOM
3. 2026-06-17
   days on market $210,000 Active 35 DOM
4. 2026-06-16
   days on market $210,000 Active 34 DOM
5. 2026-06-15
   days on market $210,000 Active 33 DOM
6. 2026-06-14
   days on market $210,000 Active 31 DOM
7. 2026-06-13
   days on market $210,000 Active 30 DOM
8. 2026-06-10
   days on market $210,000 Active 28 DOM
9. 2026-06-09
   days on market $210,000 Active 27 DOM
10. 2026-06-08
    days on market $210,000 Active 26 DOM
11. 2026-06-07
    days on market $210,000 Active 25 DOM
12. 2026-06-05
    days on market $210,000 Active 22 DOM
13. 2026-06-03
    days on market $210,000 Active 21 DOM
14. 2026-06-02
    days on market $210,000 Active 20 DOM
15. 2026-06-01
    days on market $210,000 Active 19 DOM
16. 2026-05-31
    days on market $210,000 Active 18 DOM
17. 2026-05-30
    days on market $210,000 Active 17 DOM
18. 2026-05-13
    listed $210,000 Active 56-char remark
19. 2020-01-09
    listed $99,000
20. 2018-12-05
    listed $110,000
21. 2013-05-23
    soldstatus $67,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $22,148
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,109
• Taxable loss: −$3,468
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $914/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 — 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

• 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

+211.1% since first listed

4 events — show timeline

• 2026-05-13 Listed $210,000 Greater Alabama MLS
• 2020-01-09 Listed $99,000 WAMLS
• 2018-12-05 Listed $110,000 WAMLS
• 2013-05-23 Sold (Public Records) $67,500 Public Records

Property tax history

-10.4%/yr

Latest (2025): $122 · -74.4% YoY. Source: county tax records.