1510 Plantation Ln · Tuscaloosa, AL 35405

$279,900

4 bd · 2.0 ba · 1,997 sqft · SingleFamily public records · 94 Days on market

Built 2001 $140/sqft · 17% below area Est $336k · 17% under $15/mo HOA · 1% of rent ↓ 8% since listing

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming all brick 3 bedroom, 2 bath home offers timeless character and comfortable living. Beautiful hardwood floors flow throughout, highlighting classic arched doorways that add warmth and architectural interest. Enjoy the spacious formal dining room and an eat in kitchen that features durable Corian countertops, ample cabinet space, and room for everyday meals. The inviting living room centers around a cozy gas fireplace, creating a welcoming space to relax. A walk up attic provides excellent storage or future expansion potential. Solid construction, thoughtful details, and a functional layout make this home great for both entertaining and daily living. A rare blend of quality, charm, and convenience you will appreciate the moment you walk inside. Schedule your showing. !

Key facts

• Formal dining room
• Corian countertops
• Eat in kitchen

Tags

• HARDWOOD FLOORS
• ARCHED DOORWAYS
• FORMAL DINING ROOM
• EAT IN KITCHEN
• CORIAN COUNTERTOPS
• GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $131 ($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 $226k (19.4% below list).
• Recommended offer: $226k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 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: Rents rising fast (+5.4%/yr); 457 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 43% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 94 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,686 (19.4% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $335,887
• List price: $279,900
• Delta: -16.67%
• 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
1417 Plantation Ln	0.05mi	3/2.0 (-1)	1,899 (-5%)	8mo	$295,900	$156	77
1405 Plantation Lane Ln	0.07mi	3/2.0 (-1)	2,076 (+4%)	14mo	$295,000	$142	74
1236 Mallard Cir	0.44mi	4/2.0	2,107 (+6%)	2mo	$298,000	$141	69
1625 Hunters Run	0.39mi	3/2.0 (-1)	2,085 (+4%)	9mo	$271,000	$130	62
1548 Ozier Dr	0.18mi	3/2.0 (-1)	2,264 (+13%)	3mo	$361,500	$160	62
1770 Hunters Run	0.46mi	3/2.0 (-1)	2,008 (+1%)	14mo	$275,000	$137	61
6504 10th Ct	0.42mi	4/2.0	2,242 (+12%)	0mo	$301,000	$134	60
820 66th St	0.57mi	3/2.0 (-1)	1,843 (-8%)	4mo	$280,000	$152	52
6400 Plantation Ct	0.57mi	3/2.0 (-1)	1,857 (-7%)	10mo	$250,000	$135	49
2234 Summer Haven Ln	0.49mi	3/2.5 (-1)	2,231 (+12%)	10mo	$269,000	$121	42
2246 Summer Haven Ln	0.48mi	3/2.5 (-1)	2,231 (+12%)	12mo	$274,000	$123	41
7711 Woodlawn Cir	0.74mi	3/2.0 (-1)	2,100 (+5%)	14mo	$263,000	$125	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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-31,521
• Equity at exit: $41,734

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $7,001
• Equity at exit: $24,201

Cash invested: $78,372 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 457
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,257 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$117
• HOA: −$15
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $131

Break-even live

Break-even rent $2,091

Max offer price $279,900

Occupancy floor 89%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.41mi
1009 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.49mi
984 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.49mi
820 Stonebrook Ln Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.53mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	43d	1	0.54mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	21d	11	0.55mi
8002 Shadesbrook Dr Tuscaloosa, AL	3.0	2.0	1620	$1,510	$0.93	21d	1	1.25mi
8005 Shadesbrook Dr Tuscaloosa, AL	4.0	2.0	1620	$1,995	$1.23	13d	1	1.27mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-07
   days on market $279,900 Active 94 DOM
2. 2026-06-05
   days on market $279,900 Active 91 DOM
3. 2026-06-03
   days on market $279,900 Active 90 DOM
4. 2026-06-02
   days on market $279,900 Active 89 DOM
5. 2026-06-01
   days on market $279,900 Active 88 DOM
6. 2026-05-31
   days on market $279,900 Active 87 DOM
7. 2026-05-30
   days on market $279,900 Active 86 DOM
8. 2026-04-23
   price $279,900 791-char remark

   Show marketing remark (791 chars)

   This charming all brick 3 bedroom, 2 bath home offers timeless character and comfortable living. Beautiful hardwood floors flow throughout, highlighting classic arched doorways that add warmth and architectural interest. Enjoy the spacious formal dining room and an eat in kitchen that features durable Corian countertops, ample cabinet space, and room for everyday meals. The inviting living room centers around a cozy gas fireplace, creating a welcoming space to relax. A walk up attic provides excellent storage or future expansion potential. Solid construction, thoughtful details, and a functional layout make this home great for both entertaining and daily living. A rare blend of quality, charm, and convenience you will appreciate the moment you walk inside. Schedule your showing. !

9. 2026-03-30
   price $294,900 791-char remark

   Show marketing remark (791 chars)

   This charming all brick 3 bedroom, 2 bath home offers timeless character and comfortable living. Beautiful hardwood floors flow throughout, highlighting classic arched doorways that add warmth and architectural interest. Enjoy the spacious formal dining room and an eat in kitchen that features durable Corian countertops, ample cabinet space, and room for everyday meals. The inviting living room centers around a cozy gas fireplace, creating a welcoming space to relax. A walk up attic provides excellent storage or future expansion potential. Solid construction, thoughtful details, and a functional layout make this home great for both entertaining and daily living. A rare blend of quality, charm, and convenience you will appreciate the moment you walk inside. Schedule your showing. !

10. 2026-03-05
    listed $304,900 Active 791-char remark

    Show marketing remark (791 chars)

    This charming all brick 3 bedroom, 2 bath home offers timeless character and comfortable living. Beautiful hardwood floors flow throughout, highlighting classic arched doorways that add warmth and architectural interest. Enjoy the spacious formal dining room and an eat in kitchen that features durable Corian countertops, ample cabinet space, and room for everyday meals. The inviting living room centers around a cozy gas fireplace, creating a welcoming space to relax. A walk up attic provides excellent storage or future expansion potential. Solid construction, thoughtful details, and a functional layout make this home great for both entertaining and daily living. A rare blend of quality, charm, and convenience you will appreciate the moment you walk inside. Schedule your showing. !

11. 2026-01-16
    listed $304,900 Active

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$519/yr (+$43/mo · 82.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,082
• − Mortgage interest: −$15,679
• − Property taxes: −$629
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$180
• − Depreciation: −$8,143
• Taxable loss: −$3,281
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $2,360/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 — 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

• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1963.0

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 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• 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

-8.2% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $279,900 WAMLS
• 2026-03-30 Price Changed $294,900 WAMLS
• 2026-03-05 Listed $304,900 WAMLS
• 2026-01-16 Listed $304,900 WAMLS

Property tax history

+3.3%/yr

Latest (2025): $629 · +7.5% YoY. Source: county tax records.