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Property profile & analytics
OFF-MARKET
Estimated value
$1,305,000
Sports & entertainment properties
Riv Farms Dr Tuscaloosa, AL 35406
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US03-1622216
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1984
Construction
WOOD
Total area
23,400 SF
Lot
8.7 ac (378,972 SF)
APN
21-04-18-3-001-003.000
UPID
US03-1622216
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.31M
Owner & transaction history
Dyron L Overton · 1 yrs held
Dyron L Overton
since 2025
Last sale
$1.4M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+67.4%
Apartment house (5+ units)
$1.7M
+50.0%
Restaurant
$1.5M
+36.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Tuscaloosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tuscaloosa submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,195,000
ML approach
$1,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,100,000
Current use
COMMERCIAL (GENERAL)
$1,845,000
Change: +67% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,650,000
Change: +50% · Conversion: Difficult
RESTAURANT
$1,500,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,315,000
Change: +19% · Conversion: Difficult
OFFICE BUILDING
$1,180,000
Change: +7% · Conversion: Difficult
MEDICAL BUILDING
$1,145,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.17M – $1.44M · ±10% · vs last sale $1.40M (Apr 24 2025)
Last sale anchor
$1.40M
Apr 24 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$56 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,834
Tax year 2023
Assessed value
$290,140
Assessed 2023
Previous assessed
$312,740
-7.2% YoY
Effective rate
2.70%
On assessed value
Assessed land
$47,500
Assessed improvement
$242,640
Land market value
$237,500
Improvement market value
$1,213,200
Total market value
$1,450,700
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Rooms
3
Bathrooms
1
Total area
23,400 SF
Lot
8.7 ac (378,972 SF)
APN
21-04-18-3-001-003.000
UPID
US03-1622216
Jurisdiction
TUSCALOOSA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
RESTAURANT
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
WAREHOUSE, STORAGE
OFFICE BUILDING
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
3
Bathrooms
1
Lot
8.7 ac
Current owner
From public records · entity-resolved
Dyron L Overton
Individual
Free & Clear · 1 yrs held
Mailing address
2004 CRYSTAL LN, TUSCALOOSA, AL 35406-3273
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
$1,400,000
Dyron L Overton
Cheryl Sisson
Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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