2741 Sumner Pl · Tuscaloosa, AL 35401

$1,900,000

2 bd · 1.0 ba · 1,792 sqft · MultiFamily public records · 198 Days on market

Built 1997

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Why this score? — see what drove the C 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 +23.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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

Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

Key facts

• Proximity to campus
• 2 parking spots
• Built 1997

Tags

• STRONG RENTAL HISTORY
• PROXIMITY TO CAMPUS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $20,965/mo this rent would consume 863% 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 $13k of loan paydown is wiped out by about $57k 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 $532k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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, 60% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,672,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-17,301
• Equity at exit: $283,296

10-year hold

• IRR: 12.0%
• Equity multiple: 2.09×
• Total profit: $582,437
• Equity at exit: $164,277

Cash invested: $532,000 (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 35401

• Rents YoY: 6.3%
• Active inventory: 306
• Price-to-rent: 75.5×

Monthly cashflow live

• Estimated rent: $20,965 high
• Mortgage (P&I): −$9,964
• Tax est. 1.5%: −$2,375 /mo · $28,500/yr
• Insurance: −$792
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,403
• Net cashflow: $3,432

Break-even live

Break-even rent $16,621

Max offer price $1,900,000

Occupancy floor 79%

Sensitivity live

Price	-10% $4,745	-5% $4,088	+0% $3,432	+5% $2,775	+10% $2,119
Rent	-10% $1,776	-5% $2,604	+0% $3,432	+5% $4,260	+10% $5,088
Rate	-1.0pp $4,389	-0.5pp $3,915	base $3,432	+0.5pp $2,940	+1.0pp $2,439

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

Units	Beds	Baths	Est. rent
▸ 10× units	4	3.5	$20,970
Total (10 units)			$20,965

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2402 Prince Ave Tuscaloosa, AL	3.0	3.0	1796	$2,300	$1.28	22d	1	0.15mi
2150 3rd Ct Tuscaloosa, AL	3.0	3.0	1886	$2,150	$1.14	14d	1	0.41mi
2150 3rd Ct #602 Tuscaloosa, AL	3.0	3.0	1886	$2,695	$1.43	22d	1	0.46mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	14d	1	0.47mi
901 27th St Unit A Tuscaloosa, AL	3.0	3.0	1550	$2,549	$1.64	44d	1	0.60mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	22d	1	0.69mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$984	$0.78	44d	37	0.79mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	44d	1	0.80mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	22d	1	0.80mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	44d	4	0.87mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$2,400	$1.82	44d	4	0.87mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	44d	1	0.89mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	22d	1	0.91mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	44d	1	0.94mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	44d	1	0.97mi
1105 19th St Tuscaloosa, AL	3.0	2.0	1563	$1,350	$0.86	44d	1	1.00mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	44d	1	1.06mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	44d	1	1.19mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	44d	1	1.27mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	44d	1	1.31mi
105 Eastwood Tuscaloosa, AL	3.0	2.0	1891	$1,525	$0.81	22d	1	1.32mi

Listing history 25 events

1. 2026-06-18
   days on market $1,900,000 Active 198 DOM
2. 2026-06-17
   days on market $1,900,000 Active 197 DOM
3. 2026-06-16
   days on market $1,900,000 Active 196 DOM
4. 2026-06-15
   days on market $1,900,000 Active 195 DOM
5. 2026-06-14
   days on market $1,900,000 Active 193 DOM
6. 2026-06-13
   days on market $1,900,000 Active 192 DOM
7. 2026-06-10
   days on market $1,900,000 Active 190 DOM
8. 2026-06-09
   days on market $1,900,000 Active 189 DOM
9. 2026-06-08
   days on market $1,900,000 Active 188 DOM
10. 2026-06-07
    days on market $1,900,000 Active 187 DOM
11. 2026-06-05
    days on market $1,900,000 Active 184 DOM
12. 2026-06-03
    days on market $1,900,000 Active 183 DOM
13. 2026-06-02
    days on market $1,900,000 Active 182 DOM
14. 2026-06-01
    days on market $1,900,000 Active 181 DOM
15. 2026-05-31
    days on market $1,900,000 Active 180 DOM
16. 2026-05-30
    days on market $1,900,000 Active 179 DOM
17. 2026-03-13
    status Active 553-char remark

    Show marketing remark (510 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential! Leased through July 2026, preleased through july 2027.

18. 2026-03-13
    status Active 510-char remark

    Show marketing remark (510 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential! Leased through July 2026, preleased through july 2027.

19. 2026-03-02
    status Pending 510-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

20. 2026-03-02
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

21. 2025-11-21
    listed $1,900,000 Active 510-char remark

    Show marketing remark (510 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential! Leased through July 2026, preleased through july 2027.

22. 2025-06-17
    status Active 553-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

23. 2025-05-30
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

24. 2025-05-29
    price $1,900,000 553-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

25. 2025-05-28
    listed $190,000 Active 553-char remark

    Show marketing remark (553 chars)

    Incredible opportunity to own a 10-property portfolio just 0.08 miles from the University of Alabama. This rare package includes 3 spacious 4-bedroom homes and 7 well-maintained 3-bedroom homes. All properties are located on the same street, making management simple and efficient. Whether you're expanding your portfolio or entering the Tuscaloosa market, this offering delivers strong rental history, proximity to campus, and long-term upside potential. Tenant occupied through July 2026! Don’t miss your change at income producing properties!!!

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $251,580
• − Mortgage interest: −$106,430
• − Property taxes: −$28,500
• − Insurance: −$9,500
• − Repairs & maintenance: −$20,126
• − Management: −$20,126
• − Depreciation: −$55,273
• Taxable income: $11,625
• Est. tax owed @ 24.0%: −$2,790
• After-tax cash flow: $38,393/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

+900.0% since first listed

9 events — show timeline

• 2026-03-13 Relisted — WAMLS
• 2026-03-13 Relisted — Greater Alabama MLS
• 2026-03-02 Pending — Greater Alabama MLS
• 2026-03-02 Pending — WAMLS
• 2025-11-21 Listed $1,900,000 Greater Alabama MLS
• 2025-06-17 Relisted — WAMLS
• 2025-05-30 Pending — WAMLS
• 2025-05-29 Price Changed $1,900,000 WAMLS
• 2025-05-28 Listed $190,000 WAMLS

Property tax history

+1.2%/yr

Latest (2025): $1,417 · +7.0% YoY. Source: county tax records.