1639 17th Ave E · Tuscaloosa, AL 35404

$139,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily · 74 Days on market

Built 1924 Good condition $135/sqft · 15% below area Est $164k · 15% under ↓ 29% since listing

---

Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +14.2/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a corner lot, this home offers 3 bedrooms and 1 newly remodeled bathroom, plus a newly remodeled kitchen. Hardwood floors run throughout. The spacious laundry room has potential for an additional bathroom. A large attached carport provides convenient covered parking, and the backyard is flat and offers space and privacy. This property is a great option for investors and students. Close to the University of Alabama. Sold as is

Key facts

• Flat backyard
• Corner lot
• Built 1924

Tags

• CORNER LOT
• NEWLY REMODELED KITCHEN
• SPACIOUS LAUNDRY ROOM
• LARGE ATTACHED CARPORT
• FLAT BACKYARD
• CLOSE TO UNIVERSITY OF ALABAMA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+6.8%/yr); 167 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 39% of the median local income ($49k/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 $961 of loan paydown is wiped out by about $4k 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 + 6.8% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $163,500
• List price: $139,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 17th Ave E	0.13mi	2/1.5 (-1)	1,056 (+2%)	10mo	$203,000	$192	74
1415 13th St E	0.43mi	3/2.0	1,005 (-3%)	2mo	$299,900	$298	70
1432 20th Ave E	0.27mi	3/1.0	1,154 (+12%)	2mo	$165,000	$143	66
1615 18th Ave E	0.08mi	2/1.0 (-1)	1,120 (+8%)	14mo	$159,000	$142	66
1913 14th Street St E	0.38mi	3/1.0	1,088 (+5%)	12mo	$167,500	$154	63
1929 24th Ave E	0.43mi	2/2.5 (-1)	1,082 (+5%)	9mo	$202,000	$187	54
1119 23rd Ave Ave E	0.65mi	3/2.0	1,056 (+2%)	11mo	$195,000	$185	52
1732 25th St E	0.52mi	2/1.0 (-1)	977 (-5%)	12mo	$199,900	$205	52
1428 20th Ave E	0.28mi	2/2.0 (-1)	926 (-10%)	12mo	$189,900	$205	50
147 Circlewood	0.63mi	2/1.0 (-1)	927 (-10%)	4mo	$110,000	$119	46
16 Circlewood	0.56mi	2/1.0 (-1)	905 (-12%)	9mo	$185,000	$204	41
8 Circlewood	0.59mi	2/1.0 (-1)	1,129 (+9%)	15mo	$170,900	$151	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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,875
• Equity at exit: $20,725

10-year hold

• IRR: 14.9%
• Equity multiple: 2.42×
• Total profit: $55,269
• Equity at exit: $12,018

Cash invested: $38,920 (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 35404

• Rents YoY: 6.8%
• Active inventory: 167
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $299

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 76%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Kicker Rd Tuscaloosa, AL	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	43d	1	0.20mi
1722 13th St E Tuscaloosa, AL	3.0	1.0	1200	$1,100	$0.92	43d	1	0.43mi
1305 12th St E Tuscaloosa, AL	4.0	2.0	1377	$1,615	$1.17	21d	1	0.48mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1018	$875	$0.86	44d	1	0.56mi
2501 Veterans Memorial Pkwy Tuscaloosa, AL	2.0	2.0	1078	$975	$0.90	13d	1	0.56mi
1800 Hargrove East Rd Tuscaloosa, AL	2.0	1.0	950	$875	$0.92	13d	1	0.62mi
30 Beverly Hts Tuscaloosa, AL	3.0	2.0	1100	$2,100	$1.91	13d	1	0.64mi
1010 23rd Ave E Tuscaloosa, AL	3.0	2.0	1251	$1,500	$1.20	43d	1	0.70mi
927 Kicker Rd Tuscaloosa, AL	3.0	3.0	1412	$3,075	$2.18	21d	2	0.72mi
933 21st Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,150	$2.37	43d	2	0.73mi
936 22nd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	906	$2,000	$2.21	13d	4	0.74mi
123 Circlewood Tuscaloosa, AL	2.0	1.0	1250	$1,150	$0.92	43d	1	0.76mi
922 23rd Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	1092	$2,300	$2.11	13d	4	0.80mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	21d	1	0.86mi
632 23rd St E Tuscaloosa, AL	2.0	1.5	960	$1,058	$1.10	21d	2	0.87mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	43d	1	1.02mi
2837 Valley Crest Rd Tuscaloosa, AL	2.0	1.0	1369	$550	$0.40	43d	1	1.03mi
302 22nd St E Tuscaloosa, AL	3.0	2.0	1150	$1,475	$1.28	21d	1	1.07mi
1415 2nd East Ct Tuscaloosa, AL	2.0	1.5	1033	$2,200	$2.13	43d	1	1.08mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	1.21mi
3218 Veterans Memorial Pkwy Tuscaloosa, AL	3.0	3.0–3.5	1484	$1,950	$1.31	21d	1	1.21mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	1.23mi
713 33rd St E Tuscaloosa, AL	2.0	2.0	1036	$815	$0.79	43d	1	1.32mi
3504 12th Ave E Tuscaloosa, AL	2.0	1.0–1.5	1019	$1,037	$1.02	43d	10	1.33mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	1.35mi
621 E 33rd St Unit D Tuscaloosa, AL	2.0	1.0	1000	$925	$0.93	43d	1	1.35mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,200	$2.58	13d	7	1.45mi
419 30th Ave E Tuscaloosa, AL	1.0–2.0	1.0–2.0	852	$2,400	$2.82	43d	5	1.45mi

Listing history 9 events

1. 2026-03-24
   status Active 440-char remark

   Show marketing remark (440 chars)

   Located on a corner lot, this home offers 3 bedrooms and 1 newly remodeled bathroom, plus a newly remodeled kitchen. Hardwood floors run throughout. The spacious laundry room has potential for an additional bathroom. A large attached carport provides convenient covered parking, and the backyard is flat and offers space and privacy. This property is a great option for investors and students. Close to the University of Alabama. Sold as is

2. 2026-03-24
   price $139,000 440-char remark

   Show marketing remark (440 chars)

   Located on a corner lot, this home offers 3 bedrooms and 1 newly remodeled bathroom, plus a newly remodeled kitchen. Hardwood floors run throughout. The spacious laundry room has potential for an additional bathroom. A large attached carport provides convenient covered parking, and the backyard is flat and offers space and privacy. This property is a great option for investors and students. Close to the University of Alabama. Sold as is

3. 2026-03-16
   status Pending 440-char remark

   Show marketing remark (440 chars)

   Located on a corner lot, this home offers 3 bedrooms and 1 newly remodeled bathroom, plus a newly remodeled kitchen. Hardwood floors run throughout. The spacious laundry room has potential for an additional bathroom. A large attached carport provides convenient covered parking, and the backyard is flat and offers space and privacy. This property is a great option for investors and students. Close to the University of Alabama. Sold as is

4. 2026-03-02
   listed $159,000 Active 440-char remark

   Show marketing remark (440 chars)

   Located on a corner lot, this home offers 3 bedrooms and 1 newly remodeled bathroom, plus a newly remodeled kitchen. Hardwood floors run throughout. The spacious laundry room has potential for an additional bathroom. A large attached carport provides convenient covered parking, and the backyard is flat and offers space and privacy. This property is a great option for investors and students. Close to the University of Alabama. Sold as is

5. 2026-02-06
   status Pending
6. 2025-12-11
   price $164,000
7. 2025-11-07
   price $179,900
8. 2025-09-11
   price $189,900
9. 2025-08-12
   listed $195,000 Active

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $19,130
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$4,044
• Taxable income: $1,459
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,235/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This single-family home offers 3 bedrooms and 1 bathroom, with a newly remodeled kitchen and bathroom. The property is in good condition with a well-maintained exterior and interior, and a flat, private backyard. It is a great option for investors and students, located close to the University of Alabama.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace ceiling fan — Improves air circulation and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves air circulation and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,445
• Household income: $48,932
• Rent vs Own: 56.5% rent · 43.5% own
• Severe rent burden: 1531.0

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 0.59)
• Race & ethnicity: Black 46% White 44% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -103.00%
• Current HPI: 170.026
• Rent YoY: ▲ 6.81%
• 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

-28.7% since first listed

9 events — show timeline

• 2026-03-24 Relisted — WAMLS
• 2026-03-24 Price Changed $139,000 WAMLS
• 2026-03-16 Pending — WAMLS
• 2026-03-02 Listed $159,000 WAMLS
• 2026-02-06 Pending — WAMLS
• 2025-12-11 Price Changed $164,000 WAMLS
• 2025-11-07 Price Changed $179,900 WAMLS
• 2025-09-11 Price Changed $189,900 WAMLS
• 2025-08-12 Listed $195,000 WAMLS