2720 Prince Cir · Tuscaloosa, AL 35401

$180,000

3 bd · 1.0 ba · 1,837 sqft · SingleFamily public records · 58 Days on market

Built 1958 0.27 ac lot $98/sqft · 20% below area Est $226k · 20% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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

Listing remarks MLS

Here's your chance to own a well-maintained 3BR/2BA brick home less than 10 minutes from Bryant Denny Stadium! Situated on a quiet cul de sac in the heart of Tuscaloosa, near shopping, dining, and everything that you love about T-Town. Only 5 minutes to or from I-20/59.

Key facts

• Near dining
• Near shopping
• Brick home

Tags

• BRICK HOME
• QUIET CUL DE SAC
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents rising fast (+6.3%/yr); 306 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $2,111/mo this rent would consume 87% 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $180k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $226,090
• List price: $180,000
• Delta: -20.39%
• 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
2605 Hackberry Ln	0.16mi	3/2.0	1,846 (+0%)	5mo	$160,000	$87	83
919 University Ln	0.45mi	4/2.0 (+1)	1,872 (+2%)	2mo	$151,900	$81	65
401 Hargrove Rd	0.41mi	3/3.0	1,709 (-7%)	3mo	$460,000	$269	59
7A Hillcrest	0.46mi	3/2.0	1,689 (-8%)	10mo	$320,900	$190	53
3618 5th Ave	0.62mi	3/2.5	1,898 (+3%)	8mo	$179,900	$95	53
3126 2nd Ave	0.44mi	3/2.5	1,625 (-12%)	4mo	$90,000	$55	51
19 Parkwood Cir	0.48mi	3/3.0	1,639 (-11%)	3mo	$275,000	$168	50
2020 Avalon Ave	0.49mi	3/2.0	1,650 (-10%)	9mo	$207,000	$125	49
3617 1st Ct	0.73mi	3/2.0	1,760 (-4%)	10mo	$206,500	$117	47
38 Arlington Dr	0.65mi	4/2.0 (+1)	1,958 (+7%)	4mo	$219,000	$112	46
538 Hargrove Rd	0.49mi	3/3.0	1,612 (-12%)	10mo	$357,000	$221	40
2027 1st Ave	0.62mi	4/4.0 (+1)	2,000 (+9%)	2mo	$505,000	$253	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: 5.8%
• Equity multiple: 1.23×
• Total profit: $11,708
• Equity at exit: $26,839

10-year hold

• IRR: 17.8%
• Equity multiple: 2.69×
• Total profit: $85,133
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$944
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $529

Break-even live

Break-even rent $1,441

Max offer price $180,000

Occupancy floor 70%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 27th St Unit A Tuscaloosa, AL	3.0	3.0	1550	$2,549	$1.64	43d	1	0.32mi
2402 Prince Ave Tuscaloosa, AL	3.0	3.0	1796	$2,300	$1.28	20d	1	0.34mi
2150 3rd Ct Tuscaloosa, AL	3.0	3.0	1886	$2,150	$1.14	13d	1	0.49mi
2150 3rd Ct #602 Tuscaloosa, AL	3.0	3.0	1886	$2,695	$1.43	20d	1	0.53mi
1915 6th Ave Tuscaloosa, AL	2.0	2.5	1290	$1,195	$0.93	20d	1	0.64mi
13 Meadowlawn Tuscaloosa, AL	3.0	1.5	1260	$1,100	$0.87	43d	1	0.66mi
1805 8th Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	1175	$1,380	$1.17	43d	1	0.69mi
1724 5th Ave Tuscaloosa, AL	4.0	2.0	1350	$1,550	$1.15	43d	1	0.72mi
522 18th St Tuscaloosa, AL	4.0	2.0	1650	$3,300	$2.00	13d	1	0.74mi
3014 3rd Ct E Tuscaloosa, AL	3.0	2.0	1449	$1,675	$1.16	13d	1	0.74mi
1105 19th St Tuscaloosa, AL	3.0	2.0	1563	$1,350	$0.86	43d	1	0.80mi
502 16th St Unit 6 Tuscaloosa, AL	3.0	3.0	1480	$2,000	$1.35	20d	1	0.92mi
1619 1st Ave Tuscaloosa, AL	4.0	2.0	1656	$1,600	$0.97	13d	1	0.92mi
235 James I Harrison Jr Pkwy E Tuscaloosa, AL	1.0–3.0	1.0–2.0	1259	$1,200	$0.95	43d	37	0.97mi
80 16th St Unit 1-8 Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	0.98mi
20 16th St Tuscaloosa, AL	1.0–3.0	1.0–3.0	1320	$3,000	$2.27	43d	4	1.00mi
1901 5th Ave E Tuscaloosa, AL	3.0	3.0	1336	$2,300	$1.72	20d	1	1.04mi
1810 5th Ave E Tuscaloosa, AL	4.0	3.0	1748	$2,400	$1.37	43d	1	1.06mi
3809 Millcreek Ln Tuscaloosa, AL	3.0	1.5	1289	$1,395	$1.08	43d	1	1.09mi
1525 Forest Lake Dr Tuscaloosa, AL	3.0	3.5	1840	$3,000	$1.63	43d	1	1.11mi
1540 4th Ave E Tuscaloosa, AL	3.0	3.0	1604	$2,175	$1.36	43d	1	1.14mi
917 Homewood Dr Tuscaloosa, AL	3.0	3.0	1500	$3,600	$2.40	43d	1	1.17mi
380 14th Pl E Tuscaloosa, AL	2.0	2.0	1440	$1,850	$1.28	43d	1	1.21mi
242 Cedar Crst Tuscaloosa, AL	3.0	3.0	1655	$1,900	$1.15	43d	1	1.36mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	20d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 58 DOM
2. 2026-06-17
   days on market $180,000 Active 57 DOM
3. 2026-06-16
   price $180,000 Active 56 DOM
4. 2026-06-16
   days on market $185,000 Active 56 DOM
5. 2026-06-15
   days on market $185,000 Active 55 DOM
6. 2026-06-14
   days on market $185,000 Active 53 DOM
7. 2026-06-13
   days on market $185,000 Active 52 DOM
8. 2026-06-10
   days on market $185,000 Active 50 DOM
9. 2026-06-09
   days on market $185,000 Active 49 DOM
10. 2026-06-08
    days on market $185,000 Active 48 DOM
11. 2026-06-07
    days on market $185,000 Active 47 DOM
12. 2026-06-05
    days on market $185,000 Active 44 DOM
13. 2026-06-03
    days on market $185,000 Active 43 DOM
14. 2026-06-02
    days on market $185,000 Active 42 DOM
15. 2026-06-01
    days on market $185,000 Active 41 DOM
16. 2026-05-31
    days on market $185,000 Active 40 DOM
17. 2026-05-30
    days on market $185,000 Active 39 DOM
18. 2026-05-19
    price $185,000 270-char remark

    Show marketing remark (270 chars)

    Here's your chance to own a well-maintained 3BR/2BA brick home less than 10 minutes from Bryant Denny Stadium! Situated on a quiet cul de sac in the heart of Tuscaloosa, near shopping, dining, and everything that you love about T-Town. Only 5 minutes to or from I-20/59.

19. 2026-05-06
    price $210,000 270-char remark

    Show marketing remark (270 chars)

    Here's your chance to own a well-maintained 3BR/2BA brick home less than 10 minutes from Bryant Denny Stadium! Situated on a quiet cul de sac in the heart of Tuscaloosa, near shopping, dining, and everything that you love about T-Town. Only 5 minutes to or from I-20/59.

20. 2026-04-16
    listed $220,000 Active 270-char remark

    Show marketing remark (270 chars)

    Here's your chance to own a well-maintained 3BR/2BA brick home less than 10 minutes from Bryant Denny Stadium! Situated on a quiet cul de sac in the heart of Tuscaloosa, near shopping, dining, and everything that you love about T-Town. Only 5 minutes to or from I-20/59.

21. 2012-05-22
    soldstatus $104,900
22. 2011-03-08
    soldstatus $85,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 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: $25,327
• − Mortgage interest: −$10,083
• − Property taxes: −$1,433
• − Insurance: −$900
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,236
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $5,479/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

+117.6% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $185,000 WAMLS
• 2026-05-06 Price Changed $210,000 WAMLS
• 2026-04-16 Listed $220,000 WAMLS
• 2012-05-22 Sold (Public Records) $104,900 Public Records
• 2011-03-08 Sold (Public Records) $85,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,433 · +7.0% YoY. Source: county tax records.