2087 University Way · Brent, AL 35042

$38,500

3 bd · 2.0 ba · 1,945 sqft · SingleFamily public records · 7 Days on market

Built 1935 3.86 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is situated in a prime location near major highways between Prattville and Tuscaloosa. It offers excellent proximity to local stores, restaurants, and Chaba Medical. Please note the property is being sold as-is and needs TLC, making it a great opportunity for those looking to invest or customize a historic home. All offers must be submitted at www. vrmproperties.com. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. "Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointm

Key facts

• Prime location
• Historic home
• 3.86 acre lot

Tags

• PRIME LOCATION
• PROXIMITY TO RESTAURANTS
• PROXIMITY TO CHABA MEDICAL
• HISTORIC HOME

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank
• Home design: Single-family residence; One level
• Construction: Wood siding and frame construction
• Exterior features: Composition/shingle roof; Workshop on the property; Approximately 3.86-acre lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Wood-burning masonry fireplace; Electric and gas water heaters; Five total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).

Location & tenants

• Location reads 52/100 on livability (#496 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: housing C-, health & safety D, amenities F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brent Elementary School (math 8% / reading 27%, grade F, #486 of 627 statewide, top 79%, 601 students, 71% FRL); Centreville Middle School (math 4% / reading 24%, grade F, #209 of 257 statewide, top 82%, 425 students, 71% FRL); Bibb County High School (math 22% / reading 22%, grade F, #142 of 305 statewide, top 51%, 471 students, 72% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 45 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $266 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bibb County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,500

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 27.43%
• Cash-on-cash: 75.50%
• DSCR: 4.36
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $247,015
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Burt St	0.29mi	4/2.0 (+1)	1,888 (-3%)	8mo	$225,000	$119	70
26 Forestwood Dr	0.31mi	3/2.0	1,896 (-2%)	23mo	$253,500	$134	62
745 Mcmillan Rd	0.24mi	4/2.0 (+1)	1,847 (-5%)	20mo	$150,000	$81	59
1475 University Way	0.61mi	3/3.0	2,051 (+5%)	13mo	$345,000	$168	48
2135 S Scottsville Rd	0.69mi	4/2.5 (+1)	1,777 (-9%)	15mo	$225,000	$127	34

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: 75.4%
• Equity multiple: 4.43×
• Total profit: $36,959
• Equity at exit: $5,740

10-year hold

• IRR: 79.1%
• Equity multiple: 9.14×
• Total profit: $87,802
• Equity at exit: $3,329

Cash invested: $10,780 (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 35042

• Home prices YoY: -8.8%
• Active inventory: 45
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$202
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $678

Break-even live

Break-even rent $297

Max offer price $38,500

Occupancy floor 36%

Sensitivity live

Price	-10% $700	-5% $689	+0% $678	+5% $667	+10% $656
Rent	-10% $587	-5% $633	+0% $678	+5% $724	+10% $770
Rate	-1.0pp $698	-0.5pp $688	base $678	+0.5pp $668	+1.0pp $658

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $38,500 Active 7 DOM
2. 2026-06-17
   days on market $38,500 Active 6 DOM
3. 2026-06-16
   days on market $38,500 Active 5 DOM
4. 2026-06-15
   days on market $38,500 Active 4 DOM
5. 2026-06-13
   days on market $38,500 Active 2 DOM
6. 2026-06-13
   remarks 694-char remark
7. 2026-06-13
   listed $38,500 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: $202 · $17/mo
• Projected year-2 tax: $202 · $17/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,869
• − Mortgage interest: −$2,157
• − Property taxes: −$202
• − Insurance: −$192
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,120
• Taxable income: $7,979
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,224/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: Bibb County
• NCES district ID: 0100360
• Math proficiency: 12% ▼ -22.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $40,196
• Composite: 18.14/100
• National rank: #8964
• State rank: #105 of 129 in AL

Livability — Brent

• Score: 52/100
• State rank: #496
• US rank: #24763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brent, AL
• Population (ZIP): 5,681

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 21,965 people
• By 2030: 21,437 · -2.4%
• By 2040: 20,248 · -7.8%
• By 2050: 19,023 · -13.4%
• By 2075: 16,513 · -24.8%
• By 2100: 14,871 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 4% Italian 3% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bibb

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.9%
• 2008→2024 swing: -18.6pp toward R · 2008: -45.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+57.7 2016: R+55.5 2012: R+46.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.84%
• Current HPI: 165.2162
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-11 Listed $38,500 WAMLS

Property tax history

+0.5%/yr

Latest (2025): $202 · +57.8% YoY. Source: county tax records.