144 Roscommon Rd · Tuscaloosa, AL 35405

$229,900

3 bd · 2.0 ba · 1,416 sqft · SingleFamily public records · 76 Days on market

Built 2008 $162/sqft · at area comps Est $231k · at est.

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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 +14.0/30.0
• ARV discount +7.7/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 144 Roscommon Road, a well-maintained 3 bedroom, 2 bathroom home located in the desirable Braelin Village community near Hillcrest schools. This move-in ready home features granite countertops, stainless steel appliances, & durable flooring throughout with no carpet, creating a clean and modern feel buyers love. The spacious kitchen offers ample cabinetry, a large island, and an open layout perfect for everyday living and entertaining. The primary suite features a tray ceiling & private bathroom with double vanities, a soaking tub, & separate walk-in shower. Outside, enjoy the covered patio overlooking a large fenced backyard, perfect for grilling, pets, or relaxing evenings at home. Conveniently located near Shelton State, shopping, dining, schools, and just a short drive to the University of Alabama, this home offers comfort, style, and convenience.

Key facts

• Durable flooring
• Tray ceiling
• Open layout

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DURABLE FLOORING
• LARGE ISLAND
• OPEN LAYOUT
• TRAY CEILING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $29 ($344/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 $174k (24.3% below list).
• Recommended offer: $174k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising fast (+5.4%/yr); 462 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 622 units permitted in Tuscaloosa County in 2024 (69 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 76 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $199k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,966 (24.3% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (median comp): $230,803
• List price: $229,900
• Delta: -0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Roscommon Rd Rd	0.03mi	3/2.0	1,438 (+2%)	3mo	$235,000	$163	93
200 Roscommon Rd	0.13mi	3/2.0	1,380 (-2%)	0mo	$230,000	$167	90
198 Wexford Way Way	0.13mi	3/2.0	1,339 (-5%)	0mo	$215,000	$161	85
165 Roscommon Rd	0.06mi	3/2.0	1,473 (+4%)	7mo	$215,000	$146	85
9046 Cotton Field Cir	0.22mi	3/2.0	1,478 (+4%)	5mo	$204,150	$138	79
162 Wexford Way	0.07mi	3/2.0	1,269 (-10%)	6mo	$214,900	$169	74
125 Roscommon Rd	0.05mi	3/2.0	1,272 (-10%)	9mo	$225,000	$177	73
335 Old Bridge Rd	0.33mi	3/2.0	1,508 (+6%)	3mo	$258,900	$172	72
333 Prairie Field Drive Dr	0.50mi	3/2.0	1,465 (+4%)	6mo	$255,900	$175	66
402 Barn Wood Rd	0.35mi	3/2.0	1,570 (+11%)	7mo	$254,900	$162	59
9332 Parkway Gardens Loop	0.73mi	4/2.0 (+1)	1,497 (+6%)	3mo	$284,900	$190	49
9374 Parkway Gardens Loop	0.70mi	3/2.0	1,617 (+14%)	5mo	$279,350	$173	39

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 · 5.42% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-31,212
• Equity at exit: $34,279

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,620
• Equity at exit: $19,878

Cash invested: $64,372 (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 35405

• Home prices YoY: -26.9%
• Rents YoY: 5.4%
• Active inventory: 462
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $29

Break-even live

Break-even rent $1,703

Max offer price $229,900

Occupancy floor 93%

Sensitivity live

Price	-10% $159	-5% $94	+0% $29	+5% $-36	+10% $-101
Rent	-10% $-109	-5% $-40	+0% $29	+5% $97	+10% $166
Rate	-1.0pp $144	-0.5pp $87	base $29	+0.5pp $-31	+1.0pp $-91

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Wexford Way Tuscaloosa, AL	4.0	2.0	1498	$1,745	$1.16	23d	1	0.03mi
9046 Cotton Field Cir Tuscaloosa, AL	3.0	2.0	1478	$1,645	$1.11	45d	1	0.19mi
9332 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1497	$1,706	$1.14	45d	1	0.71mi
9212 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,796	$1.01	45d	1	0.75mi
9230 Parkway Gardens Loop Tuscaloosa, AL	4.0	2.0	1774	$1,995	$1.12	45d	1	0.78mi
9576 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1493	$1,795	$1.20	45d	1	0.82mi
9594 Havenridge Loop Tuscaloosa, AL	3.0	2.0	1679	$1,795	$1.07	45d	1	0.84mi
9295 Havenridge Loop Tuscaloosa, AL	4.0	2.0	1583	$1,745	$1.10	45d	1	0.98mi
8470 Rutherford Dr Duncanville, AL	3.0	2.0	1560	$1,400	$0.90	23d	1	1.43mi
2450 Bear Creek Rd E Duncanville, AL	3.0	2.0	1591	$1,400	$0.88	45d	1	1.48mi
801 Stonebrook Cir Tuscaloosa, AL	2.0–3.0	2.0–2.5	1397	$2,500	$1.79	23d	11	1.49mi
815 Stonebrook Cir Tuscaloosa, AL	3.0	2.5	1745	$2,450	$1.40	45d	1	1.49mi

Listing history 13 events

1. 2026-06-01
   statusdays on market $229,900 Pending 76 DOM
2. 2026-05-31
   days on market $229,900 Active 75 DOM
3. 2026-05-30
   days on market $229,900 Active 74 DOM
4. 2026-04-30
   status Active 890-char remark

   Show marketing remark (890 chars)

   Welcome to 144 Roscommon Road, a well-maintained 3 bedroom, 2 bathroom home located in the desirable Braelin Village community near Hillcrest schools. This move-in ready home features granite countertops, stainless steel appliances, & durable flooring throughout with no carpet, creating a clean and modern feel buyers love. The spacious kitchen offers ample cabinetry, a large island, and an open layout perfect for everyday living and entertaining. The primary suite features a tray ceiling & private bathroom with double vanities, a soaking tub, & separate walk-in shower. Outside, enjoy the covered patio overlooking a large fenced backyard, perfect for grilling, pets, or relaxing evenings at home. Conveniently located near Shelton State, shopping, dining, schools, and just a short drive to the University of Alabama, this home offers comfort, style, and convenience.

5. 2026-04-27
   status Pending 890-char remark

   Show marketing remark (890 chars)

   Welcome to 144 Roscommon Road, a well-maintained 3 bedroom, 2 bathroom home located in the desirable Braelin Village community near Hillcrest schools. This move-in ready home features granite countertops, stainless steel appliances, & durable flooring throughout with no carpet, creating a clean and modern feel buyers love. The spacious kitchen offers ample cabinetry, a large island, and an open layout perfect for everyday living and entertaining. The primary suite features a tray ceiling & private bathroom with double vanities, a soaking tub, & separate walk-in shower. Outside, enjoy the covered patio overlooking a large fenced backyard, perfect for grilling, pets, or relaxing evenings at home. Conveniently located near Shelton State, shopping, dining, schools, and just a short drive to the University of Alabama, this home offers comfort, style, and convenience.

6. 2026-03-12
   listed $239,900 Active 890-char remark

   Show marketing remark (890 chars)

   Welcome to 144 Roscommon Road, a well-maintained 3 bedroom, 2 bathroom home located in the desirable Braelin Village community near Hillcrest schools. This move-in ready home features granite countertops, stainless steel appliances, & durable flooring throughout with no carpet, creating a clean and modern feel buyers love. The spacious kitchen offers ample cabinetry, a large island, and an open layout perfect for everyday living and entertaining. The primary suite features a tray ceiling & private bathroom with double vanities, a soaking tub, & separate walk-in shower. Outside, enjoy the covered patio overlooking a large fenced backyard, perfect for grilling, pets, or relaxing evenings at home. Conveniently located near Shelton State, shopping, dining, schools, and just a short drive to the University of Alabama, this home offers comfort, style, and convenience.

7. 2022-08-15
   soldstatus $199,000 Closed 226-char remark

   Show marketing remark (226 chars)

   3 bedroom/2bathroom home in thriving Braelin Village. Gas log fireplace in living room for cozy family moments. Spacious kitchen for family dinners. Master suite with a jetted tub for relaxation. Schedule your showing today!!

8. 2022-07-04
   status Pending 226-char remark

   Show marketing remark (226 chars)

   3 bedroom/2bathroom home in thriving Braelin Village. Gas log fireplace in living room for cozy family moments. Spacious kitchen for family dinners. Master suite with a jetted tub for relaxation. Schedule your showing today!!

9. 2022-06-27
   price $199,000 226-char remark

   Show marketing remark (226 chars)

   3 bedroom/2bathroom home in thriving Braelin Village. Gas log fireplace in living room for cozy family moments. Spacious kitchen for family dinners. Master suite with a jetted tub for relaxation. Schedule your showing today!!

10. 2022-04-29
    listed $209,500 Active 226-char remark

    Show marketing remark (226 chars)

    3 bedroom/2bathroom home in thriving Braelin Village. Gas log fireplace in living room for cozy family moments. Spacious kitchen for family dinners. Master suite with a jetted tub for relaxation. Schedule your showing today!!

11. 2018-11-07
    soldstatus $155,000
12. 2018-10-30
    soldstatus $155,000
13. 2018-09-11
    listed $157,900

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$412/yr (+$34/mo · 77.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,876
• − Mortgage interest: −$12,878
• − Property taxes: −$531
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$6,688
• Taxable loss: −$3,711
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $1,235/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): 49,420
• Household income: $62,301
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1963.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 56% White 35% Hispanic / Latino 5% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -71.25%
• Current HPI: 193.1929
• Rent YoY: ▲ 5.42%
• 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

+51.9% since first listed

10 events — show timeline

• 2026-04-30 Relisted — WAMLS
• 2026-04-27 Pending — WAMLS
• 2026-03-12 Listed $239,900 WAMLS
• 2022-08-15 Sold (MLS) $199,000 WAMLS
• 2022-07-04 Pending — WAMLS
• 2022-06-27 Price Changed $199,000 WAMLS
• 2022-04-29 Listed $209,500 WAMLS
• 2018-11-07 Sold (Public Records) $155,000 Public Records
• 2018-10-30 Sold (MLS) $155,000 WAMLS
• 2018-09-11 Listed $157,900 WAMLS

Property tax history

+4.4%/yr

Latest (2022): $531 · +10.6% YoY. Source: county tax records.