15592 Crimson Ridge Cir · Brookwood, AL 35444

$249,999

3 bd · 2.0 ba · 1,823 sqft · SingleFamily public records · 86 Days on market

Built 2021 0.26 ac lot $137/sqft · 14% below area Est $290k · 14% under

---

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).

• ARV discount +13.7/15.0
• Cash flow +11.3/30.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and perfect for the first-time Buyer or down-sizer. Offering designer selections and neutral colors, this home shows beautifully with high-end finishes and plenty of space. One of it not the largest backyard's in the neighborhood. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.7% below list).
• Recommended offer: $178k (28.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#290 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D, schools 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.
• Market conditions: 68 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).

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 86 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $178,233 (28.7% 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 86 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.71% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $289,740
• List price: $249,999
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15525 Tide Water Terrance	0.06mi	3/2.0	1,823 (0%)	1mo	$259,900	$143	96
15555 Crimson Ridge Cir	0.05mi	3/2.0	1,823 (0%)	10mo	$237,500	$130	90
12569 Covered Bridge Rd	0.58mi	3/2.0	1,816 (-0%)	3mo	$215,000	$118	70
11446 Crimson Ridge Rd	0.18mi	3/2.0	1,917 (+5%)	19mo	$245,000	$128	67
11425 Crimson Village Cir	0.41mi	3/2.0	1,709 (-6%)	8mo	$319,900	$187	64
15656 Capstone Blvd	0.35mi	4/3.0 (+1)	2,091 (+15%)	13mo	$297,000	$142	40
11901 Day Lake Dr	0.72mi	4/2.0 (+1)	2,016 (+11%)	10mo	$162,000	$80	36

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-46,465
• Equity at exit: $37,276

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-48,442
• Equity at exit: $21,615

Cash invested: $70,000 (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 35444

• Home prices YoY: -12.4%
• Active inventory: 68
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$85 /mo · $1,015/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-92

Break-even live

Break-even rent $1,898

Max offer price $233,798

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-21	+0% $-92	+5% $-162	+10% $-233
Rent	-10% $-233	-5% $-162	+0% $-92	+5% $-21	+10% $49
Rate	-1.0pp $34	-0.5pp $-28	base $-92	+0.5pp $-156	+1.0pp $-222

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15597 Crimson Ridge Cir Brookwood, AL	4.0	2.0	1620	$1,795	$1.11	13d	1	0.03mi
11317 Crimson Ridge Rd Brookwood, AL	3.0	2.0	1801	$1,775	$0.99	13d	1	0.09mi
11449 Crimson Ridge Rd Brookwood, AL	3.0	2.0	1801	$1,775	$0.99	23d	1	0.17mi
11494 Crimson Ridge Rd Brookwood, AL	4.0	2.0	1620	$1,765	$1.09	45d	1	0.22mi
11530 Crimson Ridge Rd Brookwood, AL	3.0	2.0	1613	$1,655	$1.03	45d	1	0.33mi
11539 Crimson Ridge Rd Brookwood, AL	4.0	3.0	2091	$1,945	$0.93	45d	1	0.34mi

Listing history 29 events

1. 2026-06-14
   days on market $249,999 Active 86 DOM
2. 2026-06-13
   days on market $249,999 Active 85 DOM
3. 2026-06-10
   days on market $249,999 Active 83 DOM
4. 2026-06-09
   days on market $249,999 Active 82 DOM
5. 2026-06-08
   days on market $249,999 Active 81 DOM
6. 2026-06-07
   days on market $249,999 Active 80 DOM
7. 2026-06-05
   days on market $249,999 Active 77 DOM
8. 2026-06-03
   days on market $249,999 Active 76 DOM
9. 2026-06-02
   days on market $249,999 Active 75 DOM
10. 2026-06-01
    days on market $249,999 Active 74 DOM
11. 2026-05-31
    days on market $249,999 Active 73 DOM
12. 2026-05-30
    days on market $249,999 Active 72 DOM
13. 2026-04-23
    price $249,999 435-char remark

    Show marketing remark (435 chars)

    Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and perfect for the first-time Buyer or down-sizer. Offering designer selections and neutral colors, this home shows beautifully with high-end finishes and plenty of space. One of it not the largest backyard's in the neighborhood. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

14. 2026-03-19
    listed $260,000 Active 435-char remark

    Show marketing remark (435 chars)

    Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and perfect for the first-time Buyer or down-sizer. Offering designer selections and neutral colors, this home shows beautifully with high-end finishes and plenty of space. One of it not the largest backyard's in the neighborhood. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

15. 2024-06-26
    soldstatus $238,500
16. 2024-06-17
    soldstatus $238,500 Closed 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

17. 2024-05-14
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

18. 2024-05-08
    price $239,900 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

19. 2024-04-18
    price $249,900 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

20. 2024-04-05
    price $254,900 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

21. 2024-03-15
    price $259,900 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

22. 2024-02-27
    listed $267,900 Active 437-char remark

    Show marketing remark (437 chars)

    Capstone of Brookwood! Picture perfect! Featuring 3 bedrooms, including a nicely appointed Master Suite, and 2 full baths, this home is spacious and a good fit for the first-time Buyer or down-sizer. Offering neutral colors, this home shows beautifully with high-end finishes and plenty of space. Open kitchen with Stainless appliances. Situated within minutes of the Mercedes plant and only a short drive from Tuscaloosa or Birmingham.

23. 2023-12-22
    historical $1,750
24. 2023-12-14
    listed $1,750
25. 2021-06-02
    soldstatus $229,900
26. 2021-05-27
    soldstatus $229,900
27. 2021-05-27
    listed $229,900
28. 2021-01-06
    soldstatus $175,000
29. 2017-06-16
    soldstatus $500

ⓘ 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: $1,015 · $85/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$10/yr (+$1/mo · 1.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $21,388
• − Mortgage interest: −$14,004
• − Property taxes: −$1,015
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$7,273
• Taxable loss: −$5,575
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $238/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 — Brookwood

• Score: 60/100
• State rank: #290
• US rank: #18765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookwood, AL
• Population (ZIP): 4,047

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▼ -25.81%
• Current HPI: 181.4965
• 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

+42.9% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $249,999 Greater Alabama MLS
• 2026-03-19 Listed $260,000 Greater Alabama MLS
• 2024-06-26 Sold (Public Records) $238,500 Public Records
• 2024-06-17 Sold (MLS) $238,500 WAMLS
• 2024-05-14 Pending — WAMLS
• 2024-05-08 Price Changed $239,900 WAMLS
• 2024-04-18 Price Changed $249,900 WAMLS
• 2024-04-05 Price Changed $254,900 WAMLS
• 2024-03-15 Price Changed $259,900 WAMLS
• 2024-02-27 Listed $267,900 WAMLS
• 2023-12-22 Rental Removed $1,750 RENTLY
• 2023-12-14 Listed for Rent $1,750 RENTLY
• 2021-06-02 Sold (Public Records) $229,900 Public Records
• 2021-05-27 Listed $229,900 Greater Alabama MLS
• 2021-05-27 Sold (MLS) $229,900 Greater Alabama MLS
• 2021-01-06 Sold (Public Records) $175,000 Public Records
• 2017-06-16 Sold (Public Records) $500 Public Records

Property tax history

+28.6%/yr

Latest (2025): $1,015 · -45.6% YoY. Source: county tax records.