538 29th Pl · Tuscaloosa, AL 35401

$169,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 29 Days on market

Built 1964 0.31 ac lot Est $131k · 30% over

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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 +20.3/30.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 1-bath beauty is move-in ready and feels like new. Newly finished hardwood flooring greets you upon entry, extending a warm welcome throughout. The kitchen boasts fresh, durable luxury vinyl plank (LVP) flooring, complemented by brand-new appliances that add a touch of modernity to your culinary space. Stay comfortable year-round with the newly installed HVAC system. Situated on a desirable corner lot, this residence has a large fenced in backyard. Fresh paint throughout the home creates a clean and modern aesthetic. With its beautiful finishes and modern touches, this property is the perfect blend of style and functionality. Don't miss the chance to make this stunning, move-in-ready home yours!

Key facts

• Updated kitchen
• Lvp flooring
• Fenced-in backyard

Tags

• CORNER LOT
• FENCED-IN BACKYARD
• HARDWOOD FLOORS
• LVP FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Located in the Brooksdale subdivision

Exterior

• Parking: Attached carport; Driveway; Concrete surfaces
• Security: Smoke detectors
• Utilities: Cable available; Sewer connected
• Home design: Single-family residence; One story
• Construction: Asbestos and brick construction; Composition/shingle roof; Crawl space foundation; Built as a residential single-family home
• Exterior features: Covered patio; Patio; Chain link fencing; Corner lot; Paved road access

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living areas)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Granite counters; Blinds and shutters
• Laundry & utility: Laundry room; Laundry area in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $161k (5.1% below list).
• Recommended offer: $161k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Zoned schools: Skyland Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 385 students, 91% FRL); Eastwood Middle School (math 3% / reading 31%, grade F, #201 of 257 statewide, top 79%, 758 students, 78% FRL); Paul W Bryant High School (math 3% / reading 7%, grade F, #276 of 305 statewide, top 95%, 1,042 students, 48% FRL).
• Zoned-school proficiency averages 11% at this address vs 30% district-wide (-18 pts) — the specific schools serving this property underperform the Tuscaloosa City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 306 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,613/mo this rent would consume 66% 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 $5k 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 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 60% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,292 (5.1% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 James I Harrison Parkway Pkwy	0.43mi	3/1.5	1,158 (+15%)	1mo	$115,000	$99	52
3406 Highland Oaks Dr	0.39mi	3/2.0	1,128 (+12%)	9mo	$169,000	$150	50
304 Orange St	0.62mi	2/1.0 (-1)	928 (-8%)	4mo	$75,000	$81	49
6 Arlington Dr	0.68mi	3/1.0	1,036 (+3%)	18mo	$135,000	$130	48
301 Orange St	0.62mi	2/1.0 (-1)	960 (-5%)	13mo	$160,000	$167	47
2522 12th Ave	0.73mi	3/1.5	1,032 (+2%)	18mo	$70,000	$68	45
2917 Narrow Lane Rd	0.51mi	2/1.0 (-1)	888 (-12%)	10mo	$160,000	$180	43
2506 4th Ave E	0.70mi	2/2.0 (-1)	912 (-10%)	1mo	$131,500	$144	42
10 Arlington Dr	0.70mi	2/1.0 (-1)	916 (-9%)	9mo	$155,000	$169	40
2908 2nd Ave E	0.55mi	3/1.0	1,136 (+13%)	18mo	$100,000	$88	38
405 26th St St E	0.73mi	2/1.0 (-1)	912 (-10%)	9mo	$115,000	$126	38

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,286
• Equity at exit: $25,333

10-year hold

• IRR: 8.4%
• Equity multiple: 1.73×
• Total profit: $34,549
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$891
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $216

Break-even live

Break-even rent $1,339

Max offer price $169,900

Occupancy floor 82%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	0.66mi
3820 1st Ave Tuscaloosa, AL	1.0–3.0	1.0–2.0	835	$1,250	$1.50	44d	11	0.71mi
1925 8th Ave Tuscaloosa, AL	1.0–2.0	1.0	794	$1,054	$1.33	13d	1	0.74mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	21d	1	0.78mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	44d	1	0.79mi
900 Hargrove Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	836	$1,089	$1.30	44d	1	0.80mi
1813 Hackberry Ln Tuscaloosa, AL	2.0	2.0	894	$1,450	$1.62	44d	1	0.81mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	44d	37	0.83mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	0.84mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	44d	1	0.84mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	44d	1	0.84mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	44d	1	1.00mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	1.01mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	44d	1	1.04mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	21d	1	1.04mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	44d	1	1.05mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	1.07mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.08mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	44d	4	1.09mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	44d	1	1.18mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	44d	1	1.29mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	44d	1	1.29mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	44d	1	1.32mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	44d	10	1.35mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 29 DOM
2. 2026-06-17
   days on market $169,900 Active 28 DOM
3. 2026-06-16
   days on market $169,900 Active 27 DOM
4. 2026-06-15
   days on market $169,900 Active 26 DOM
5. 2026-06-14
   days on market $169,900 Active 24 DOM
6. 2026-06-13
   days on market $169,900 Active 23 DOM
7. 2026-06-10
   days on market $169,900 Active 21 DOM
8. 2026-06-09
   days on market $169,900 Active 20 DOM
9. 2026-06-08
   days on market $169,900 Active 19 DOM
10. 2026-06-07
    days on market $169,900 Active 18 DOM
11. 2026-06-05
    days on market $169,900 Active 15 DOM
12. 2026-06-03
    days on market $169,900 Active 14 DOM
13. 2026-06-02
    days on market $169,900 Active 13 DOM
14. 2026-06-01
    days on market $169,900 Active 12 DOM
15. 2026-05-31
    days on market $169,900 Active 11 DOM
16. 2026-05-30
    days on market $169,900 Active 10 DOM
17. 2026-05-20
    listed $169,900 Active
18. 2026-03-30
    status Pending
19. 2026-03-06
    listed $169,900 Active
20. 2024-04-01
    soldstatus $154,225
21. 2024-03-28
    soldstatus $154,225 Closed 716-char remark

    Show marketing remark (716 chars)

    This 3-bed, 1-bath beauty is move-in ready and feels like new. Newly finished hardwood flooring greets you upon entry, extending a warm welcome throughout. The kitchen boasts fresh, durable luxury vinyl plank (LVP) flooring, complemented by brand-new appliances that add a touch of modernity to your culinary space. Stay comfortable year-round with the newly installed HVAC system. Situated on a desirable corner lot, this residence has a large fenced in backyard. Fresh paint throughout the home creates a clean and modern aesthetic. With its beautiful finishes and modern touches, this property is the perfect blend of style and functionality. Don't miss the chance to make this stunning, move-in-ready home yours!

22. 2024-03-01
    status Pending 716-char remark

    Show marketing remark (716 chars)

    This 3-bed, 1-bath beauty is move-in ready and feels like new. Newly finished hardwood flooring greets you upon entry, extending a warm welcome throughout. The kitchen boasts fresh, durable luxury vinyl plank (LVP) flooring, complemented by brand-new appliances that add a touch of modernity to your culinary space. Stay comfortable year-round with the newly installed HVAC system. Situated on a desirable corner lot, this residence has a large fenced in backyard. Fresh paint throughout the home creates a clean and modern aesthetic. With its beautiful finishes and modern touches, this property is the perfect blend of style and functionality. Don't miss the chance to make this stunning, move-in-ready home yours!

23. 2024-02-01
    listed $169,900 Active 716-char remark

    Show marketing remark (716 chars)

    This 3-bed, 1-bath beauty is move-in ready and feels like new. Newly finished hardwood flooring greets you upon entry, extending a warm welcome throughout. The kitchen boasts fresh, durable luxury vinyl plank (LVP) flooring, complemented by brand-new appliances that add a touch of modernity to your culinary space. Stay comfortable year-round with the newly installed HVAC system. Situated on a desirable corner lot, this residence has a large fenced in backyard. Fresh paint throughout the home creates a clean and modern aesthetic. With its beautiful finishes and modern touches, this property is the perfect blend of style and functionality. Don't miss the chance to make this stunning, move-in-ready home yours!

24. 2023-10-23
    soldstatus $72,500

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/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 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,355
• − Mortgage interest: −$9,517
• − Property taxes: −$1,154
• − Insurance: −$850
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,943
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,645/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

+134.3% since first listed

8 events — show timeline

• 2026-05-20 Listed $169,900 WAMLS
• 2026-03-30 Pending — WAMLS
• 2026-03-06 Listed $169,900 WAMLS
• 2024-04-01 Sold (Public Records) $154,225 Public Records
• 2024-03-28 Sold (MLS) $154,225 WAMLS
• 2024-03-01 Pending — WAMLS
• 2024-02-01 Listed $169,900 WAMLS
• 2023-10-23 Sold (Public Records) $72,500 Public Records

Property tax history

+278.5%/yr

Latest (2025): $1,154 · +278.5% YoY. Source: county tax records.