184 Roscommon Rd · Tuscaloosa, AL 35405

$229,900

3 bd · 2.0 ba · 1,337 sqft · SingleFamily public records · 8 Days on market

Built 2014 8,712 sqft lot Est $226k · at est.

---

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 +13.8/30.0
• ARV discount +6.7/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neighborhood is in process of awaiting USDA approval. With the fast moving homes these days you need to hurry and get it while its hot! This 5 1/2-6 yr old home is not going to last long ! It has nice appeal with covered front and rear porches, separate front dining room with bay window, stainless appliances, Great room and master bedroom have step up ceiling, separate laundry room and fenced back yard. Call today for showing! Owner has a new baby so please give notice as much as possible.

Key facts

• Spacious kitchen
• Covered patio
• Granite counters

Tags

• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• SPACIOUS KITCHEN
• COVERED PATIO
• FENCED BACKYARD

Property features AI

Finance

• Other: Located in Braelin Village subdivision

Exterior

• Parking: Concrete driveway
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Brick veneer construction; Composition/shingle roof
• Exterior features: Paved road access; 0.2-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; No fireplace listed
• Laundry & utility: Indoor laundry; Laundry closet; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $22 ($262/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 $180k (21.6% below list).
• Recommended offer: $180k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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: Englewood Elementary School (math 19% / reading 48%, grade F, #318 of 627 statewide, top 51%, 512 students, 74% FRL); Hillcrest High School (math 18% / reading 26%, grade F, #142 of 305 statewide, top 51%, 1,356 students, 65% FRL) — zoned schools average 69% FRL vs 45% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 462 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 35% of the median local income ($62k/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 $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $167k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,196 (21.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $225,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Wexford Way Way	0.06mi	3/2.0	1,339 (+0%)	0mo	$215,000	$161	97
200 Roscommon Rd	0.04mi	3/2.0	1,380 (+3%)	0mo	$230,000	$167	93
162 Wexford Way	0.09mi	3/2.0	1,269 (-5%)	6mo	$214,900	$169	82
128 Roscommon Rd Rd	0.13mi	3/2.0	1,438 (+8%)	3mo	$235,000	$163	79
125 Roscommon Rd	0.14mi	3/2.0	1,272 (-5%)	9mo	$225,000	$177	78
165 Roscommon Rd	0.05mi	3/2.0	1,473 (+10%)	7mo	$215,000	$146	75
9046 Cotton Field Cir	0.23mi	3/2.0	1,478 (+10%)	5mo	$204,150	$138	68
335 Old Bridge Rd	0.36mi	3/2.0	1,508 (+13%)	3mo	$258,900	$172	60
333 Prairie Field Drive Dr	0.51mi	3/2.0	1,465 (+10%)	6mo	$255,900	$175	55
481 Prairie Field Dr	0.55mi	3/2.0	1,525 (+14%)	10mo	$255,000	$167	43
9332 Parkway Gardens Loop	0.68mi	4/2.0 (+1)	1,497 (+12%)	3mo	$284,900	$190	41
9218 Parkway Gardens Loop	0.71mi	4/2.0 (+1)	1,497 (+12%)	3mo	$274,900	$184	40

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-31,458
• Equity at exit: $34,279

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,582
• Equity at exit: $19,878

Cash invested: $64,372 (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: 462
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $22

Break-even live

Break-even rent $1,774

Max offer price $229,900

Occupancy floor 94%

Sensitivity live

Price	-10% $152	-5% $87	+0% $22	+5% $-43	+10% $-108
Rent	-10% $-121	-5% $-49	+0% $22	+5% $93	+10% $164
Rate	-1.0pp $138	-0.5pp $80	base $22	+0.5pp $-38	+1.0pp $-98

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Wexford Way Tuscaloosa, AL	4.0	2.0	1498	$1,745	$1.16	23d	1	0.13mi
9046 Cotton Field Cir Tuscaloosa, AL	3.0	2.0	1478	$1,645	$1.11	45d	1	0.20mi
9332 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1497	$1,706	$1.14	45d	1	0.64mi
9212 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,796	$1.01	45d	1	0.66mi
9230 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,995	$1.12	45d	1	0.69mi
9576 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1493	$1,795	$1.20	45d	1	0.72mi
9594 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1679	$1,795	$1.07	45d	1	0.73mi
9295 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1583	$1,745	$1.10	45d	1	0.87mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	23d	11	1.41mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	1.42mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	1.47mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	1.47mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	1.50mi

Listing history 15 events

1. 2026-06-03
   statusdays on market $229,900 Pending 8 DOM
2. 2026-06-02
   days on market $229,900 Active 7 DOM
3. 2026-06-01
   days on market $229,900 Active 6 DOM
4. 2026-05-31
   days on market $229,900 Active 5 DOM
5. 2026-05-30
   days on market $229,900 Active 4 DOM
6. 2026-05-21
   listed $229,900 Active
7. 2023-12-31
   historical $1,650
8. 2023-12-19
   listed $1,650
9. 2020-05-04
   soldstatus $166,900
10. 2020-04-30
    soldstatus $166,900 499-char remark

    Show marketing remark (499 chars)

    Neighborhood is in process of awaiting USDA approval. With the fast moving homes these days you need to hurry and get it while its hot! This 5 1/2-6 yr old home is not going to last long ! It has nice appeal with covered front and rear porches, separate front dining room with bay window, stainless appliances, Great room and master bedroom have step up ceiling, separate laundry room and fenced back yard. Call today for showing! Owner has a new baby so please give notice as much as possible.

11. 2020-02-27
    listed $169,900 499-char remark

    Show marketing remark (499 chars)

    Neighborhood is in process of awaiting USDA approval. With the fast moving homes these days you need to hurry and get it while its hot! This 5 1/2-6 yr old home is not going to last long ! It has nice appeal with covered front and rear porches, separate front dining room with bay window, stainless appliances, Great room and master bedroom have step up ceiling, separate laundry room and fenced back yard. Call today for showing! Owner has a new baby so please give notice as much as possible.

12. 2014-05-22
    soldstatus $139,900
13. 2014-05-21
    soldstatus $139,900 138-char remark

    Show marketing remark (138 chars)

    Great Price! Great Location! New 3 bedroom/2 Bath home in Hillcrest School zone. Popular open floor plan with lots of attention to detail!

14. 2013-12-27
    listed $139,900 138-char remark

    Show marketing remark (138 chars)

    Great Price! Great Location! New 3 bedroom/2 Bath home in Hillcrest School zone. Popular open floor plan with lots of attention to detail!

15. 2011-08-16
    soldstatus $25,000

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $100/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,624
• − Mortgage interest: −$12,878
• − Property taxes: −$1,204
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,688
• Taxable loss: −$3,755
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $1,163/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): 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

+819.6% since first listed

10 events — show timeline

• 2026-05-21 Listed $229,900 WAMLS
• 2023-12-31 Rental Removed $1,650 RENTLY
• 2023-12-19 Listed for Rent $1,650 RENTLY
• 2020-05-04 Sold (Public Records) $166,900 Public Records
• 2020-04-30 Sold (MLS) $166,900 WAMLS
• 2020-02-27 Listed $169,900 WAMLS
• 2014-05-22 Sold (Public Records) $139,900 Public Records
• 2014-05-21 Sold (MLS) $139,900 WAMLS
• 2013-12-27 Listed $139,900 WAMLS
• 2011-08-16 Sold (Public Records) $25,000 Public Records

Property tax history

+22.0%/yr

Latest (2025): $1,204 · +7.0% YoY. Source: county tax records.