3412 22nd St · Tuscaloosa, AL 35401

$155,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 52 Days on market

Built 1960 649 sqft lot $132/sqft · 33% above area Est $117k · 33% over

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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).

• Cash flow +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• 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

Welcome home to this cozy 3 bedroom, 1 bath, full brick beauty nestled in a quiet, well established neighborhood. Located just minutes from the heart of Tuscaloosa, and the University of Alabama, you'll enjoy both convenience and community. With its solid construction and inviting layout, this home would be great for first time home buyers or anyone looking to be near it all. Call your favorite agent today!

Key facts

• Garage
• Built 1960
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $155 ($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 $140k (9.4% below list).
• Recommended offer: $140k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,404/mo this rent would consume 58% 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $155k implies a 167% gain — meaningful room to come down on a strong offer.

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 $140,427 (9.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $116,955
• List price: $155,000
• Delta: 32.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Short 19th	0.36mi	3/1.5	1,145 (-2%)	8mo	$66,122	$58	71
909 35th Ave	0.60mi	3/2.0	1,176 (+0%)	1mo	$65,000	$55	67
3580 21st St	0.16mi	3/2.0	1,274 (+9%)	13mo	$178,900	$140	63
3940 30th Pl	0.74mi	3/1.0	1,216 (+4%)	2mo	$116,900	$96	58
3018 20th St	0.32mi	2/1.0 (-1)	1,062 (-9%)	10mo	$60,000	$56	56
3204 34th Ave. Ave	0.71mi	3/1.0	1,188 (+2%)	11mo	$110,000	$93	56
3405 31st St	0.66mi	3/1.0	1,092 (-7%)	8mo	$119,000	$109	51
2816 26th St	0.56mi	3/2.0	1,297 (+11%)	3mo	$182,000	$140	50
2717 23rd St	0.59mi	4/2.5 (+1)	1,288 (+10%)	1mo	$135,000	$105	44
3131 35th Avenue Ave	0.75mi	3/2.0	1,275 (+9%)	6mo	$41,000	$32	41
1707 28th Ave	0.65mi	4/2.0 (+1)	1,260 (+8%)	9mo	$189,900	$151	40
2687 23rd St	0.71mi	3/2.0	1,271 (+9%)	14mo	$135,900	$107	37

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-10,469
• Equity at exit: $23,111

10-year hold

• IRR: 6.6%
• Equity multiple: 1.56×
• Total profit: $24,504
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$813
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $155

Break-even live

Break-even rent $1,208

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3560 21st St Tuscaloosa, AL	3.0	2.0	1230	$1,570	$1.28	21d	1	0.13mi
3524 20th St Tuscaloosa, AL	3.0	1.0	1050	$1,100	$1.05	44d	1	0.14mi
2405 Herman Ave Tuscaloosa, AL	4.0	1.0	971	$1,100	$1.13	44d	1	0.21mi
3316 16th St Tuscaloosa, AL	3.0	1.0	1120	$1,100	$0.98	14d	1	0.46mi
2825 25th St Tuscaloosa, AL	2.0	1.0	708	$835	$1.18	44d	1	0.54mi
2712 22nd St Tuscaloosa, AL	4.0	2.0	1008	$1,000	$0.99	44d	1	0.61mi
2683 21st St Tuscaloosa, AL	3.0	1.0	1324	$895	$0.68	21d	1	0.73mi
2720 21st St Tuscaloosa, AL	4.0	1.0	1148	$1,100	$0.96	21d	1	0.74mi
711 36th Ave Tuscaloosa, AL	2.0	1.0	920	$900	$0.98	14d	1	0.79mi
3416 36th Ct Tuscaloosa, AL	3.0	2.0	1206	$1,395	$1.16	44d	1	0.82mi
3008 7th St Tuscaloosa, AL	2.0	1.0	840	$900	$1.07	44d	1	0.92mi
1018 42nd Ave Tuscaloosa, AL	3.0	1.0	1080	$1,375	$1.27	14d	1	1.01mi
4342 Tari St Tuscaloosa, AL	3.0	2.0	1340	$1,750	$1.31	44d	1	1.04mi
4416 Tari St Tuscaloosa, AL	3.0	2.0	1259	$1,700	$1.35	14d	1	1.08mi
3499 Joyce Lewis Ave Tuscaloosa, AL	3.0	2.0	1340	$1,700	$1.27	21d	1	1.13mi
2209 9th St #401 Tuscaloosa, AL	2.0	2.0	1304	$1,650	$1.27	44d	1	1.32mi
1505 18th St Tuscaloosa, AL	2.0	2.0	700	$1,000	$1.43	44d	1	1.37mi
5022 Virginia Cir Tuscaloosa, AL	3.0	1.5	1161	$1,350	$1.16	44d	1	1.49mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $155,000 Pending 52 DOM
2. 2026-06-10
   days on market $155,000 Active 50 DOM
3. 2026-06-09
   days on market $155,000 Active 49 DOM
4. 2026-06-08
   days on market $155,000 Active 48 DOM
5. 2026-06-07
   days on market $155,000 Active 47 DOM
6. 2026-06-05
   days on market $155,000 Active 44 DOM
7. 2026-06-03
   days on market $155,000 Active 43 DOM
8. 2026-06-02
   days on market $155,000 Active 42 DOM
9. 2026-06-01
   days on market $155,000 Active 41 DOM
10. 2026-05-31
    days on market $155,000 Active 40 DOM
11. 2026-05-30
    days on market $155,000 Active 39 DOM
12. 2026-04-21
    listed $179,900 Active 410-char remark

    Show marketing remark (410 chars)

    Welcome home to this cozy 3 bedroom, 1 bath, full brick beauty nestled in a quiet, well established neighborhood. Located just minutes from the heart of Tuscaloosa, and the University of Alabama, you'll enjoy both convenience and community. With its solid construction and inviting layout, this home would be great for first time home buyers or anyone looking to be near it all. Call your favorite agent today!

13. 2022-08-05
    soldstatus $58,000

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $919 · $77/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,851
• − Mortgage interest: −$8,682
• − Property taxes: −$919
• − Insurance: −$775
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,509
• Taxable loss: −$730
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $2,040/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

+210.2% since first listed

2 events — show timeline

• 2026-04-21 Listed $179,900 WAMLS
• 2022-08-05 Sold (Public Records) $58,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $919 · +7.0% YoY. Source: county tax records.