7 Oakchase · Tuscaloosa, AL 35406

$429,900

4 bd · 3.0 ba · 2,066 sqft · SingleFamily public records · 13 Days on market

Built 1995 0.32 ac lot Est $359k · 20% over $19/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +15.4/30.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• 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

Discover this stunning one-level 4-bedroom, 2-bathroom home located north of the river in the peaceful neighborhood of Oak Chase. The kitchen boasts new stainless steel appliances, pantry, and a breakfast nook. The living room features a double tray ceiling, built-in shelving and a cozy fireplace. The master suite features hardwood flooring, a spacious tray ceiling, a walk-in closet, a double vanity, and a relaxing whirlpool tub. In addition, this home offers the convenience of a walk-in laundry room equipped with a utility sink and a 2-car garage and has been updated with plantation shutters, a fresh exterior paint job, updated gutters and soffit, and the addition of a back deck in August 2020. Enjoy outdoor living with a covered patio and fenced backyard.

Key facts

• Double vanity
• Walk-in closet
• Gas fireplace

Tags

• HARDWOOD FLOORS
• BUILT-IN SHELVING
• GAS FIREPLACE
• WALK-IN CLOSET
• DOUBLE VANITY
• WHIRLPOOL TUB

Property features AI

Finance

• Other: Subdivision: Oak Chase; Directions available
• HOA & community: Homeowners association with an annual fee of $225 (about $18.75/month)

Exterior

• Parking: Attached garage; 2-car garage; Concrete driveway; Garage door opener
• Utilities: Cable available; Sewer connected
• Home design: Single-family residence; One level
• Construction: Concrete and stucco exterior; Composition shingle roof
• Exterior features: Covered patio; Deck; Patio; Rain gutters; Wood fencing; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Granite counters; Pantry
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Granite counters; Pantry; Walk-in closets; Plantation shutters; Gas-log fireplace in the living room
• Laundry & utility: Main level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $346k (19.6% below list).
• Recommended offer: $346k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rock Quarry Elementary School (math 68% / reading 85%, grade A, #12 of 627 statewide, top 2%, 605 students, 13% FRL); Northridge Middle School (math 29% / reading 57%, grade D-, #48 of 257 statewide, top 19%, 740 students, 39% FRL); Northridge High School (math 40% / reading 42%, grade F, #31 of 305 statewide, top 10%, 1,145 students, 35% FRL) — zoned schools average 29% FRL vs 59% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 30% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Tuscaloosa City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 267 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 35% of the median local income ($119k/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 $3k of loan paydown is wiped out by about $13k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.
• Current owner paid $335k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $345,733 (19.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $359,484
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5622 New Watermelon Road Rd	0.08mi	3/2.0 (-1)	1,854 (-10%)	4mo	$265,000	$143	67
3610 Sierra Dr	0.19mi	3/2.0 (-1)	1,876 (-9%)	3mo	$359,900	$192	64
6011 Lakeridge Ave	0.25mi	3/2.5 (-1)	2,277 (+10%)	16mo	$349,900	$154	51
3808 64th St NE	0.58mi	3/2.0 (-1)	2,185 (+6%)	17mo	$319,250	$146	40
3922 Whirlaway Dr	0.47mi	3/2.0 (-1)	1,808 (-12%)	11mo	$395,000	$218	39
3616 Northridge Cir	0.67mi	3/2.0 (-1)	1,953 (-6%)	24mo	$340,000	$174	31
3658 Northridge Cir	0.66mi	3/2.0 (-1)	1,787 (-14%)	18mo	$325,000	$182	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-59,417
• Equity at exit: $64,099

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-39,091
• Equity at exit: $37,170

Cash invested: $120,372 (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 35406

• Home prices YoY: -26.7%
• Active inventory: 267
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,457 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$179
• HOA: −$19
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $164

Break-even live

Break-even rent $3,250

Max offer price $429,900

Occupancy floor 90%

Sensitivity live

Price	-10% $407	-5% $286	+0% $164	+5% $42	+10% $-79
Rent	-10% $-109	-5% $27	+0% $164	+5% $300	+10% $437
Rate	-1.0pp $380	-0.5pp $273	base $164	+0.5pp $53	+1.0pp $-61

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1761 Commons North Loop Tuscaloosa, AL	1.0–3.0	1.0–2.0	1154	$4,912	$4.25	15d	13	1.19mi
7629 River Ridge Rd NE Tuscaloosa, AL	3.0	2.5	2435	$3,400	$1.40	15d	1	1.34mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-21
   days on market $429,900 Active 13 DOM
2. 2026-06-18
   days on market $429,900 Active 10 DOM
3. 2026-06-17
   days on market $429,900 Active 9 DOM
4. 2026-06-16
   days on market $429,900 Active 8 DOM
5. 2026-06-15
   days on market $429,900 Active 7 DOM
6. 2026-06-14
   days on market $429,900 Active 5 DOM
7. 2026-06-13
   days on market $429,900 Active 4 DOM
8. 2026-06-10
   days on market $429,900 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $429,900 Active 1 DOM

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$385/yr (+$32/mo · 28.0%)

ⓘ 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 4/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,488
• − Mortgage interest: −$24,081
• − Property taxes: −$1,377
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − HOA: −$228
• − Depreciation: −$12,506
• Taxable loss: −$5,492
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $3,285/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): 18,904
• Household income: $119,250
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 415.0

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 (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Chinese 3% Other Indo-European 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: ▼ -80.51%
• Current HPI: 221.088
• 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

+75.5% since first listed

13 events — show timeline

• 2026-06-08 Listed $429,900 WAMLS
• 2023-06-08 Sold (Public Records) $335,000 Public Records
• 2023-06-01 Sold (MLS) $335,000 WAMLS
• 2023-04-28 Pending — WAMLS
• 2023-04-24 Price Changed $349,900 WAMLS
• 2023-03-03 Price Changed $359,900 WAMLS
• 2023-02-19 Price Changed $369,900 WAMLS
• 2023-02-09 Price Changed $379,900 WAMLS
• 2023-02-01 Listed $389,900 WAMLS
• 2021-02-01 Sold (Public Records) $315,000 Public Records
• 2021-01-28 Sold (MLS) $315,000 WAMLS
• 2020-12-23 Listed $315,000 WAMLS
• 2007-08-31 Sold (Public Records) $245,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,377 · +7.2% YoY. Source: county tax records.