11734 Bull Slough Rd · Tuscaloosa, AL 35475

$285,000

5 bd · 1.0 ba · 2,612 sqft · SingleFamily public records · 29 Days on market

Built 1964 4.07 ac lot $109/sqft · 63% below area ↓ 19% since listing

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11734 Bull Slough Rd in Northport, a spacious and inviting brick home nestled on approx 4.07 acres in the desirable Northside school zone. This property offers the perfect blend of comfort, privacy, and room to grow. Featuring 5 generously sized bedrooms and 3 full bathrooms + a convenient half bath, there’s plenty of space for family, guests, or a home office setup. The primary suite provides a relaxing retreat with a walk-in closet and a private en-suite bathroom. Enjoy the outdoors with over four acres of land, ideal for entertaining, recreation, or simply taking in the peaceful surroundings. A new roof installed in 2023 adds value and peace of mind for years to come. Priced competitively, this property offers incredible space and potential in a sought-after location. Don’t miss your opportunity, schedule your private showing today!

Key facts

• 4.07 acre lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (21.7% below list).
• Recommended offer: $223k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 241 active listings in the ZIP; solid renter incomes; 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 $9k 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 29 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 45% 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 $223,155 (21.7% 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. Built in 1964 — 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $780,805
• List price: $285,000
• Delta: -63.50%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-59,310
• Equity at exit: $42,494

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-68,457
• Equity at exit: $24,642

Cash invested: $79,800 (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 35475

• Home prices YoY: -20.8%
• Active inventory: 241
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-207

Break-even live

Break-even rent $2,493

Max offer price $255,098

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-09
   status Pending 870-char remark

   Show marketing remark (870 chars)

   Welcome to 11734 Bull Slough Rd in Northport, a spacious and inviting brick home nestled on approx 4.07 acres in the desirable Northside school zone. This property offers the perfect blend of comfort, privacy, and room to grow. Featuring 5 generously sized bedrooms and 3 full bathrooms + a convenient half bath, there’s plenty of space for family, guests, or a home office setup. The primary suite provides a relaxing retreat with a walk-in closet and a private en-suite bathroom. Enjoy the outdoors with over four acres of land, ideal for entertaining, recreation, or simply taking in the peaceful surroundings. A new roof installed in 2023 adds value and peace of mind for years to come. Priced competitively, this property offers incredible space and potential in a sought-after location. Don’t miss your opportunity, schedule your private showing today!

2. 2026-04-10
   listed $285,000 Active 870-char remark

   Show marketing remark (870 chars)

   Welcome to 11734 Bull Slough Rd in Northport, a spacious and inviting brick home nestled on approx 4.07 acres in the desirable Northside school zone. This property offers the perfect blend of comfort, privacy, and room to grow. Featuring 5 generously sized bedrooms and 3 full bathrooms + a convenient half bath, there’s plenty of space for family, guests, or a home office setup. The primary suite provides a relaxing retreat with a walk-in closet and a private en-suite bathroom. Enjoy the outdoors with over four acres of land, ideal for entertaining, recreation, or simply taking in the peaceful surroundings. A new roof installed in 2023 adds value and peace of mind for years to come. Priced competitively, this property offers incredible space and potential in a sought-after location. Don’t miss your opportunity, schedule your private showing today!

3. 2025-05-05
   price $329,900
4. 2025-04-28
   price $299,900
5. 2025-04-08
   listed $349,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 45% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,779
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$8,291
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-689/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): 20,745
• Household income: $108,559
• Rent vs Own: 7.1% rent · 92.9% own
• Severe rent burden: 49.0

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 (94%)
• Race & ethnicity: White 94% Black 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Italian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -59.83%
• Current HPI: 228.4417
• 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

-18.5% since first listed

5 events — show timeline

• 2026-05-09 Pending — WAMLS
• 2026-04-10 Listed $285,000 WAMLS
• 2025-05-05 Price Changed $329,900 WAMLS
• 2025-04-28 Price Changed $299,900 WAMLS
• 2025-04-08 Listed $349,900 WAMLS