150 Rice Mine Rd Unit F-107 · Tuscaloosa, AL 35406

$110,000

1 bd · 1.0 ba · 576 sqft · Condo · 4 Days on market

Built 1987 Good condition $143/mo HOA · 12% of rent

---

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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FIRST LEVEL CONDO! FEATURES 1 FULL BEDROOM AND 1 FULL BATH. COMMUNITY POOL, TENNIS COURT, AND GATED COMPLEX. MINUTES FROM CAMPUS!

Key facts

• Gated community
• Community pool
• Tennis courts

Tags

• RIVERBEND COMMONS COMMUNITY
• GATED COMMUNITY
• COMMUNITY POOL
• TENNIS COURTS
• MAINTAINED COMMON AREAS
• FIRST-FLOOR LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a $300 monthly fee; Community pool; Subdivision: Riverbend Commons

Exterior

• Utilities: Sewer connected
• Home design: One-level condominium; Residential property
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Community outdoor pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Water heater; No fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($60/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 6.3% 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 City (urban): math 19% / reading 40% proficiency, ranked #74 of 129 in AL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Verner Elementary School (math 49% / reading 75%, grade B, #53 of 627 statewide, top 9%, 629 students, 19% FRL); Northridge Middle School (math 29% / reading 57%, grade D-, #48 of 257 statewide, top 19%, 740 students, 39% FRL); Northridge High School (math 40% / reading 42%, grade F, #31 of 305 statewide, top 10%, 1,145 students, 35% FRL) — zoned schools average 31% FRL vs 59% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 49% at this address vs 30% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Tuscaloosa City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent is only 12% of the median local income ($119k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-17,401
• Equity at exit: $16,401

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-14,315
• Equity at exit: $9,511

Cash invested: $30,800 (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 35406

• Home prices YoY: -26.7%
• Active inventory: 267
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$143
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $5

Break-even live

Break-even rent $1,143

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $43	+0% $5	+5% $-33	+10% $-71
Rent	-10% $-86	-5% $-40	+0% $5	+5% $50	+10% $96
Rate	-1.0pp $60	-0.5pp $33	base $5	+0.5pp $-24	+1.0pp $-53

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Hackberry Ln Tuscaloosa, AL	2.0	1.0	565	$980	$1.73	22d	1	0.53mi
3550 Watermelon Rd Northport, AL	1.0–2.0	1.0	768	$995	$1.30	15d	1	1.23mi
500 Snows Mill Ave Tuscaloosa, AL	1.0–2.0	1.0–2.0	904	$950	$1.05	15d	1	1.43mi

HOA detail condo

• Monthly dues: $143 · $1,716/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-07
   statusdays on market $110,000 Pending 4 DOM
2. 2026-06-05
   days on market $110,000 Active 2 DOM
3. 2026-06-03
   remarks 620-char remark
4. 2026-06-03
   listed $110,000 Active 1 DOM

ⓘ 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: $13,795
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − HOA: −$1,716
• − Depreciation: −$3,200
• Taxable loss: −$1,690
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $466/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 · 11 photos

Good 80/100 Cosmetic rehab

This fully renovated condo in Riverbend Commons offers a great location and is move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both Replace window treatments — New blinds or curtains can enhance curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase convenience and add value
• Both Upgrade lighting fixtures — Modern lighting can improve the home's ambiance and value
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both Replace window treatments — New blinds or curtains can enhance curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value ↑
• Both Upgrade lighting fixtures — Modern lighting can improve the home's ambiance and value ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value ↑

ⓘ 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 City
• NCES district ID: 0103360
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $37,474
• Composite: 24.51/100
• National rank: #7647
• State rank: #74 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

• Census place: Tuscaloosa, AL
• County: Tuscaloosa County · 206,491 people
• City population: 134,228
• Metro: Tuscaloosa, AL
• Population (ZIP): 18,904
• Household income: $119,250
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 415.0

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 (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Spanish 5% Chinese 3% Other Indo-European 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: ▼ -80.51%
• Current HPI: 221.088
• 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

+10.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $110,000 WAMLS
• 2022-03-03 Sold (MLS) $99,900 WAMLS
• 2022-01-19 Listed $99,900 WAMLS