19781 Browney Dr · Lake View, AL 35490

$219,900

3 bd · 2.0 ba · 1,800 sqft · Land · 20 Days on market

Built 2020 0.94 ac lot $122/sqft · 40% above area Est $157k · 40% 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 +12.1/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to your retreat in the sought-after Million Dollar Lakes subdivision! Situated on approximately 1 acre, this 2020-built home offers the perfect blend of modern comfort and peaceful living. Featuring 3 bedrooms, 2 full baths, and approximately 1,800 square feet, this home boasts a spacious, open layout great for both everyday living and entertaining. Step outside and enjoy the expansive front and back decks-wonderful for hosting gatherings, sipping your morning coffee, or unwinding in the evening while taking in the serene surroundings. With plenty of room to spread out inside and out, this property offers the space and setting you've been looking for. Located in a community known for its beautiful lakes, outdoor recreation, and relaxed lifestyle, this home is a must-see!

Key facts

• Outdoor recreation
• Beautiful lakes
• Relaxed lifestyle

Tags

• EXPANSIVE FRONT AND BACK DECKS
• BEAUTIFUL LAKES
• OUTDOOR RECREATION
• RELAXED LIFESTYLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $220k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (15.4% below list).
• Recommended offer: $186k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Lake View — 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 71/100 on livability (#38 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D, health & safety D, amenities F.
• 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: 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $10k; list at $220k implies a 2215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,019 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $156,592
• List price: $219,900
• Delta: 40.43%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $116,599
• Equity at exit: $198,103

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $345,930
• Equity at exit: $427,217

Cash invested: $61,572 (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 35490

• Home prices YoY: 5.8%
• Active inventory: 79
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-50

Break-even live

Break-even rent $1,924

Max offer price $212,646

Occupancy floor 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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13211 Abernant Loop S Vance, AL	3.0	2.0	1288	$1,495	$1.16	11d	1	0.49mi
13217 Abernant Loop S Vance, AL	3.0	2.0	1288	$1,595	$1.24	11d	1	0.50mi

Listing history 5 events

1. 2026-05-07
   status Pending 789-char remark

   Show marketing remark (789 chars)

   Welcome to your retreat in the sought-after Million Dollar Lakes subdivision! Situated on approximately 1 acre, this 2020-built home offers the perfect blend of modern comfort and peaceful living. Featuring 3 bedrooms, 2 full baths, and approximately 1,800 square feet, this home boasts a spacious, open layout great for both everyday living and entertaining. Step outside and enjoy the expansive front and back decks-wonderful for hosting gatherings, sipping your morning coffee, or unwinding in the evening while taking in the serene surroundings. With plenty of room to spread out inside and out, this property offers the space and setting you've been looking for. Located in a community known for its beautiful lakes, outdoor recreation, and relaxed lifestyle, this home is a must-see!

2. 2026-05-07
   status Pending 789-char remark

   Show marketing remark (789 chars)

   Welcome to your retreat in the sought-after Million Dollar Lakes subdivision! Situated on approximately 1 acre, this 2020-built home offers the perfect blend of modern comfort and peaceful living. Featuring 3 bedrooms, 2 full baths, and approximately 1,800 square feet, this home boasts a spacious, open layout great for both everyday living and entertaining. Step outside and enjoy the expansive front and back decks-wonderful for hosting gatherings, sipping your morning coffee, or unwinding in the evening while taking in the serene surroundings. With plenty of room to spread out inside and out, this property offers the space and setting you've been looking for. Located in a community known for its beautiful lakes, outdoor recreation, and relaxed lifestyle, this home is a must-see!

3. 2026-04-17
   listed $219,900 Active 789-char remark

   Show marketing remark (789 chars)

   Welcome to your retreat in the sought-after Million Dollar Lakes subdivision! Situated on approximately 1 acre, this 2020-built home offers the perfect blend of modern comfort and peaceful living. Featuring 3 bedrooms, 2 full baths, and approximately 1,800 square feet, this home boasts a spacious, open layout great for both everyday living and entertaining. Step outside and enjoy the expansive front and back decks-wonderful for hosting gatherings, sipping your morning coffee, or unwinding in the evening while taking in the serene surroundings. With plenty of room to spread out inside and out, this property offers the space and setting you've been looking for. Located in a community known for its beautiful lakes, outdoor recreation, and relaxed lifestyle, this home is a must-see!

4. 2026-04-17
   listed $219,900 Active 789-char remark

   Show marketing remark (789 chars)

   Welcome to your retreat in the sought-after Million Dollar Lakes subdivision! Situated on approximately 1 acre, this 2020-built home offers the perfect blend of modern comfort and peaceful living. Featuring 3 bedrooms, 2 full baths, and approximately 1,800 square feet, this home boasts a spacious, open layout great for both everyday living and entertaining. Step outside and enjoy the expansive front and back decks-wonderful for hosting gatherings, sipping your morning coffee, or unwinding in the evening while taking in the serene surroundings. With plenty of room to spread out inside and out, this property offers the space and setting you've been looking for. Located in a community known for its beautiful lakes, outdoor recreation, and relaxed lifestyle, this home is a must-see!

5. 2020-01-27
   soldstatus $9,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,322
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$6,397
• Taxable loss: −$4,362
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $445/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 — Lake View

• Score: 71/100
• State rank: #38
• US rank: #7051

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tuscaloosa County · 206,491 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 4,457
• Household income: $87,813
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 5.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Black 4% Two or more races 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: French 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 7% Spanish 2%

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: ▲ 12.30%
• Current HPI: 222.8671
• Rent YoY: —
• 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

+2214.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — WAMLS
• 2026-05-07 Pending — Greater Alabama MLS
• 2026-04-17 Listed $219,900 Greater Alabama MLS
• 2026-04-17 Listed $219,900 WAMLS
• 2020-01-27 Sold (Public Records) $9,500 Public Records

Property tax history

-2.5%/yr

Latest (2025): $24 · +0.0% YoY. Source: county tax records.