18542 Trinity Dr · Vance, AL 35490

$279,900

4 bd · 2.5 ba · 2,164 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 0.27 ac lot $129/sqft · at area comps Est $283k · at est. $29/mo HOA · 2% of rent ↓ 5% 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
• ARV discount +8.1/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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!

Key facts

• Gourmet kitchen
• Large pantry
• Private bathroom

Tags

• GOURMET KITCHEN
• OVERSIZED ISLAND
• LARGE PANTRY
• PRIVATE BATHROOM
• DOUBLE VANITIES
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Property access via curb and gutters, paved public road
• Financial info: Has down payment assistance
• 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; Two garage spaces (main level); Driveway parking; Parking on main level
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available
• Home design: Under construction; One-sided brick and vinyl siding exterior; Slab foundation
• Construction: 1-side brick and vinyl siding construction
• Exterior features: Open patio; Subdivision lot; Not waterfront; No pool; No garden/patio area beyond patio; Not in flood plain

Interior

• Kitchen: Eating area; Kitchen island; Pantry; Solid surface and stone countertops; Dishwasher (built-in); Built-in microwave; Some stainless appliances; Electric stove
• Bedrooms: Four bedrooms (all on upper level); Walk-in closets; Master bedroom on upper level with master bath
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Separate shower and tub/shower combo; Shared bath access in one area; Linen closet
• Heating & cooling: Central heating (electric, zoned); Central cooling (electric, zoned)
• Interior features: Smooth ceilings; No special interior features listed
• Laundry & utility: Laundry room on upper level; Washer hookup; Electric dryer hookup; Water heater: electric; Attic present

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-464 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (32.2% below list).
• Recommended offer: $190k (32.2% 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 $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,742 (32.2% 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 52 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (median comp): $283,494
• List price: $279,900
• Delta: -1.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18729 Caffee Dr	0.10mi	4/2.5	2,164 (0%)	3mo	$279,900	$129	93
18711 Caffee Dr	0.13mi	4/2.5	2,164 (0%)	3mo	$283,900	$131	91
18559 Caffee Dr	0.15mi	4/2.5	2,164 (0%)	3mo	$283,900	$131	91
18686 Caffee Dr	0.05mi	4/2.5	2,164 (0%)	9mo	$291,750	$135	90
18564 Blocton Dr	0.08mi	4/2.5	2,164 (0%)	8mo	$289,900	$134	90
18697 Caffee Dr	0.05mi	4/2.5	2,164 (0%)	9mo	$287,400	$133	90
18643 Caffee Dr	0.05mi	4/2.5	2,164 (0%)	10mo	$289,900	$134	90
18716 Caffee Dr	0.15mi	4/2.5	2,164 (0%)	5mo	$284,300	$131	89
18559 Blocton Dr	0.08mi	4/2.5	2,164 (0%)	8mo	$291,750	$135	89
18698 Caffee Dr	0.14mi	4/2.5	2,164 (0%)	6mo	$284,900	$132	89
18552 Blocton Dr	0.09mi	4/2.5	2,164 (0%)	9mo	$289,900	$134	88
10984 Broadleaf Cir	0.22mi	4/2.0	2,450 (+13%)	5mo	$345,000	$141	61

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $122,912
• Equity at exit: $252,156

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $385,305
• Equity at exit: $543,784

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 35490

• Home prices YoY: 5.8%
• Active inventory: 79
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$29
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-464

Break-even live

Break-even rent $2,485

Max offer price $212,706

Occupancy floor —

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 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	20d	1	0.21mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 19 events

1. 2026-06-18
   days on market $279,900 Active 52 DOM
2. 2026-06-17
   price $279,900 Active 51 DOM

   Show marketing remark (776 chars)

   Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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!

3. 2026-06-17
   days on market $284,900 Active 51 DOM

   Show marketing remark (776 chars)

   Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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. 2026-06-16
   days on market $284,900 Active 50 DOM
5. 2026-06-15
   days on market $284,900 Active 49 DOM
6. 2026-06-14
   days on market $284,900 Active 47 DOM
7. 2026-06-13
   days on market $284,900 Active 46 DOM
8. 2026-06-10
   days on market $284,900 Active 44 DOM
9. 2026-06-09
   days on market $284,900 Active 43 DOM
10. 2026-06-08
    days on market $284,900 Active 42 DOM
11. 2026-06-07
    days on market $284,900 Active 41 DOM
12. 2026-06-05
    days on market $284,900 Active 38 DOM
13. 2026-06-03
    days on market $284,900 Active 37 DOM
14. 2026-06-02
    days on market $284,900 Active 36 DOM
15. 2026-06-01
    pricedays on market $284,900 Active 35 DOM

    Show marketing remark (776 chars)

    Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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!

16. 2026-05-31
    days on market $289,900 Active 34 DOM
17. 2026-05-30
    days on market $289,900 Active 33 DOM
18. 2026-04-27
    listed $294,900 Active 776-char remark

    Show marketing remark (776 chars)

    Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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!

19. 2026-04-27
    listed $294,900 Active 776-char remark

    Show marketing remark (776 chars)

    Ask about our interest rates, paid closing cost and easily added options. The Penwell is a two-story plan with 4 bedrooms and 2.5 bathrooms in 2,164 square feet. The main level features a flex room adjacent to the foyer, ideal for a formal dining room or home office. The gourmet kitchen has an oversized island for extra seating and a large pantry, and it opens to the dining area and a spacious living room. Bedroom One is on the second level and offers a private bathroom, double vanities and a large walk-in closet. There are 3 additional bedrooms, a full bathroom, and a walk-in laundry room. 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!

ⓘ 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: $22,769
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$348
• − Depreciation: −$8,143
• Taxable loss: −$10,641
• Est. tax savings @ 24.0%: +$2,554
• After-tax cash flow: $-3,018/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 · 12 photos

Good 80/100 None rehab

This two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a gourmet kitchen, 4 bedrooms, and 2.5 bathrooms. Upgrades in paint, landscaping, and smart home features can further enhance its value.

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 increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.
• Resale Upgrading the flooring in bedrooms — Updated flooring can make bedrooms more appealing to potential buyers and renters.

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 increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Resale Upgrading the flooring in bedrooms — Updated flooring can make bedrooms more appealing to potential buyers and renters. ↑

ⓘ 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

-5.1% since first listed

8 events — show timeline

• 2026-06-18 Price Changed $279,900 Greater Alabama MLS
• 2026-06-17 Price Changed $279,900 WAMLS
• 2026-06-01 Price Changed $284,900 Greater Alabama MLS
• 2026-06-01 Price Changed $284,900 WAMLS
• 2026-05-28 Price Changed $289,900 Greater Alabama MLS
• 2026-05-28 Price Changed $289,900 WAMLS
• 2026-04-27 Listed $294,900 WAMLS
• 2026-04-27 Listed $294,900 Greater Alabama MLS