18577 Blocton Dr · Vance, AL 35490

$239,900

3 bd · 2.0 ba · 1,272 sqft · SingleFamily · 32 Days on market

Built 2026 Good condition 10,585 sqft lot Est $238k · at est. $29/mo HOA · 2% of rent ↓ 4% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• ARV discount +7.1/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome to 18577 Blocton Drive in our new home community Caffee Place located in Vance, Alabama. The Aaron presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet, with a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. Call to schedule your tour of the Aaron plan today!

Key facts

• Casual dining area
• Luxurious bathroom
• Walk in shower

Tags

• CHEF INSPIRED KITCHEN
• OVERSIZED BREAKFAST ISLAND
• CASUAL DINING AREA
• SPACIOUS LIVING ROOM
• LUXURIOUS BATHROOM
• WALK IN SHOWER

Property features AI

Finance

• Other: Lot size approximately 0.243 acres; Lot number 160; Property access via paved public road with curb and gutters
• Financial info: No investor or cash-flow details provided
• HOA & community: Annual association fee of $350; HOA fees cover common grounds maintenance, management fee, and utilities for common areas

Exterior

• Parking: Attached garage with front entry; Driveway parking; Parking on main level; 2 total garage spaces
• Security: No specific security features listed
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available
• Home design: One-story entry (rooms listed at main level); Under construction; Construction: one-side brick with vinyl siding; Slab foundation
• Construction: Under construction; 1-side brick and vinyl siding; Slab foundation
• Exterior features: Open patio; Subdivision lot; Not waterfront; No pool; No deck; No garden/patio

Interior

• Kitchen: Island; Eating area; Pantry; Solid surface and stone countertops; Built-in dishwasher; Built-in microwave; Stove (electric); Some stainless appliances
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Separate shower; Tub/shower combo; Shared bath; Linen closet
• Heating & cooling: Central heating (electric, zoned); Central cooling (electric, zoned)
• Interior features: Smooth ceilings; No additional interior features listed; Has attic
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (27.8% below list).
• Recommended offer: $173k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#117 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: Vance Elementary School (math 22% / reading 37%, grade F, #367 of 627 statewide, top 60%, 499 students, 69% FRL); Brookwood High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 1,078 students, 58% FRL) — zoned schools average 63% FRL vs 45% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 1 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $173,315 (27.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $237,864
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18723 Caffee Dr	0.07mi	3/2.0	1,272 (0%)	3mo	$239,900	$189	94
18705 Caffee Dr	0.11mi	3/2.0	1,272 (0%)	5mo	$244,900	$193	91
18668 Caffee Dr	0.08mi	3/2.0	1,272 (0%)	8mo	$234,900	$185	90
18661 Caffee Dr	0.08mi	3/2.0	1,272 (0%)	10mo	$244,900	$193	88
18650 Caffee Dr	0.08mi	3/2.0	1,272 (0%)	11mo	$244,650	$192	88
18638 Caffee Dr	0.08mi	3/2.0	1,281 (+1%)	10mo	$234,400	$183	87
18637 Caffee Dr	0.10mi	3/2.0	1,272 (0%)	14mo	$242,400	$191	84
18573 Caffee Dr	0.16mi	3/2.0	1,281 (+1%)	14mo	$229,750	$179	80
18608 Caffee Dr	0.32mi	3/2.0	1,281 (+1%)	10mo	$234,750	$183	75
18585 Spring St	0.36mi	3/2.0	1,272 (0%)	18mo	$237,400	$187	68
18626 Caffee Dr	0.08mi	4/2.0 (+1)	1,444 (+14%)	8mo	$244,900	$170	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $110,465
• Equity at exit: $216,121

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $341,301
• Equity at exit: $466,073

Cash invested: $67,172 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-318

Break-even live

Break-even rent $2,135

Max offer price $193,927

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-235	+0% $-318	+5% $-401	+10% $-483
Rent	-10% $-455	-5% $-386	+0% $-318	+5% $-249	+10% $-181
Rate	-1.0pp $-197	-0.5pp $-257	base $-318	+0.5pp $-380	+1.0pp $-443

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18542 Caffee Dr Vance, AL	4.0	2.0	1774	$1,750	$0.99	23d	1	0.26mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 21 events

1. 2026-06-21
   days on market $239,900 Active 32 DOM
2. 2026-06-18
   days on market $239,900 Active 29 DOM

   Show marketing remark (1370 chars)

   Welcome to 18577 Blocton Drive in our new home community Caffee Place located in Vance, Alabama. The Aaron presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet, with a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. Call to schedule your tour of the Aaron plan today!

3. 2026-06-17
   price $239,900 Active 28 DOM

   Show marketing remark (756 chars)

   Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

4. 2026-06-17
   days on market $249,900 Active 28 DOM

   Show marketing remark (756 chars)

   Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

5. 2026-06-16
   days on market $249,900 Active 27 DOM
6. 2026-06-15
   days on market $249,900 Active 26 DOM
7. 2026-06-14
   days on market $249,900 Active 24 DOM
8. 2026-06-13
   days on market $249,900 Active 23 DOM
9. 2026-06-10
   days on market $249,900 Active 21 DOM
10. 2026-06-09
    days on market $249,900 Active 20 DOM
11. 2026-06-08
    days on market $249,900 Active 19 DOM
12. 2026-06-07
    days on market $249,900 Active 18 DOM
13. 2026-06-05
    days on market $249,900 Active 15 DOM
14. 2026-06-03
    days on market $249,900 Active 14 DOM
15. 2026-06-02
    days on market $249,900 Active 13 DOM
16. 2026-06-01
    days on market $249,900 Active 12 DOM
17. 2026-05-31
    days on market $249,900 Active 11 DOM
18. 2026-05-30
    days on market $249,900 Active 10 DOM
19. 2026-05-20
    listed $249,900 Active

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

20. 2026-05-20
    listed $249,900 Active 756-char remark

    Show marketing remark (756 chars)

    Ask about our interest rates, paid closing cost and easily added options. The spacious Aaron offers 3 bedrooms and 2 bathrooms in 1,272 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a casual dining area and spacious living room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and oversized walk-in closet. The additional 2 bedrooms all offer generous closets, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders warranty. Your new home also includes our smart home technology package!

21. 2026-05-19
    listed $249,900 Active 1491-char remark

    Show marketing remark (1370 chars)

    Welcome to 18577 Blocton Drive in our new home community Caffee Place located in Vance, Alabama. The Aaron presents 3 bedrooms and 2 bathrooms within a single level encompassing 1,272 square feet, with a two-car garage. The chef inspired kitchen showcases a large breakfast island, elegant granite countertops, modern stainless-steel appliances, and a convenient pantry. This culinary haven seamlessly flows into a relaxed dining area and a spacious living room. The expansive Primary Bedroom indulges residents with a lavish bathroom featuring a walk-in shower, double vanities, and an oversized walk-in closet. The two additional bedrooms offer ample closet space, while a laundry room and linen closet provide practicality and convenience to complete the plan. We take pride in using quality materials and ensuring superior workmanship throughout every aspect of your new home. You'll also benefit from our one-year builder's warranty, giving you peace of mind and assurance. Our easy-to-use Smart Home Technology Package is included in every home, offering you the ultimate convenience by allowing you to control key features with a simple touch. You can enjoy the convenience of lighting automation, an IQ panel, a video doorbell, keyless front door entry, and temperature control all from the ease of your phone. Call to schedule your tour of the Aaron plan today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,798
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − HOA: −$348
• − Depreciation: −$6,979
• Taxable loss: −$8,093
• Est. tax savings @ 24.0%: +$1,942
• After-tax cash flow: $-1,870/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 · 20 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a smart home package, making it a great investment for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Smart home technology package — Smart home technology can increase the home's appeal and value by offering convenience and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Smart home technology package — Smart home technology can increase the home's appeal and value by offering convenience and energy efficiency. ↑

ⓘ 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 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 — Vance

• Score: 65/100
• State rank: #117
• US rank: #12508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vance, AL
• County: Tuscaloosa County · 206,491 people
• City population: 4,457
• 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

-4.0% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $239,900 Zillow
• 2026-06-18 Price Changed $239,900 Greater Alabama MLS
• 2026-06-17 Price Changed $239,900 WAMLS
• 2026-05-20 Listed $249,900 WAMLS
• 2026-05-20 Listed $249,900 Greater Alabama MLS
• 2026-05-19 Listed $249,900 Zillow