16541 Highway 171 · Tuscaloosa, AL 35475

$217,500

4 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 59 Days on market

Built 1962 1.00 ac lot $113/sqft · 9% below area Est $239k · 9% under

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Why this score? — see what drove the C 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 +23.1/30.0
• ARV discount +11.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly renovated home features updated amenities and spacious rooms. This property features four bedrooms and two and a half bathrooms, providing ample space for comfortable living. The covered front porch creates an inviting entrance and outdoor relaxation area. Stainless steel appliances enhance the functionality of the home, while privacy trees offer natural screening and seclusion. The additional half bathroom provides convenient access for guests and daily household needs. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• Covered front porch
• Privacy trees
• 1 acre lot

Tags

• COVERED FRONT PORCH
• STAINLESS STEEL APPLIANCES
• PRIVACY TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/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 $211k (3.1% below list).
• Recommended offer: $211k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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: 242 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 $7k 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 59 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $136k; list at $218k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,760 (3.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (median comp): $238,571
• List price: $217,500
• Delta: -8.83%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,534
• Equity at exit: $32,430

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $22,346
• Equity at exit: $18,805

Cash invested: $60,900 (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: 242
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,141
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $390

Break-even live

Break-even rent $1,614

Max offer price $217,500

Occupancy floor 77%

Sensitivity live

Price	-10% $513	-5% $451	+0% $390	+5% $328	+10% $267
Rent	-10% $223	-5% $306	+0% $390	+5% $473	+10% $556
Rate	-1.0pp $499	-0.5pp $445	base $390	+0.5pp $333	+1.0pp $276

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 736-char remark

   Show marketing remark (736 chars)

   This newly renovated home features updated amenities and spacious rooms. This property features four bedrooms and two and a half bathrooms, providing ample space for comfortable living. The covered front porch creates an inviting entrance and outdoor relaxation area. Stainless steel appliances enhance the functionality of the home, while privacy trees offer natural screening and seclusion. The additional half bathroom provides convenient access for guests and daily household needs. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

2. 2026-04-18
   price $217,500 736-char remark

   Show marketing remark (736 chars)

   This newly renovated home features updated amenities and spacious rooms. This property features four bedrooms and two and a half bathrooms, providing ample space for comfortable living. The covered front porch creates an inviting entrance and outdoor relaxation area. Stainless steel appliances enhance the functionality of the home, while privacy trees offer natural screening and seclusion. The additional half bathroom provides convenient access for guests and daily household needs. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

3. 2026-03-19
   listed $222,500 Active 736-char remark

   Show marketing remark (736 chars)

   This newly renovated home features updated amenities and spacious rooms. This property features four bedrooms and two and a half bathrooms, providing ample space for comfortable living. The covered front porch creates an inviting entrance and outdoor relaxation area. Stainless steel appliances enhance the functionality of the home, while privacy trees offer natural screening and seclusion. The additional half bathroom provides convenient access for guests and daily household needs. This is a Fannie Mae HomePath property. First Time Buyers, complete the HomePath Ready Buyer homeownership course on Homepath.com. Attach certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

4. 2025-07-31
   soldstatus $135,500
5. 2021-08-19
   listed $104,900

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$362/yr (+$30/mo · 68.5%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,291
• − Mortgage interest: −$12,183
• − Property taxes: −$529
• − Insurance: −$1,088
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$6,327
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $4,408/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

+107.3% since first listed

5 events — show timeline

• 2026-05-18 Pending — WAMLS
• 2026-04-18 Price Changed $217,500 WAMLS
• 2026-03-19 Listed $222,500 WAMLS
• 2025-07-31 Sold (Public Records) $135,500 Public Records
• 2021-08-19 Listed $104,900 WAMLS

Property tax history

+3.5%/yr

Latest (2025): $529 · +17.9% YoY. Source: county tax records.