The Coleman Plan · Bessemer, AL 35022

$284,990

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 327 Days on market

Good condition

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Kitchen

Tags

• COVERED FRONT PORCH
• DINING ROOM
• FAMILY ROOM
• BREAKFAST NOOK
• KITCHEN
• OWNER'S SUITE

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,276.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (19.2% below list).
• Recommended offer: $230k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#331 in AL) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A; Watch: crime F, amenities F, employment F.
• Bessemer City (suburban): math 3% / reading 19% proficiency, ranked #120 of 129 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Westhills Elementary School (math 8% / reading 27%, grade F, #486 of 627 statewide, top 79%, 315 students, 75% FRL); Bessemer City Middle School (math 3% / reading 23%, grade F, #215 of 257 statewide, top 84%, 674 students, 88% FRL); Bessemer City High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL).
• Market conditions: Rents rising fast (+14.8%/yr); 390 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/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 $9k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 327 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,332 (19.2% 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. It's been on market 327 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $297,276
• List price: $284,990
• Delta: -4.13%
• 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
5376 Tailwinds Dr	0.01mi	4/2.5	2,053 (0%)	1mo	$295,945	$144	99
5368 Tailwinds Dr	0.01mi	3/2.5 (-1)	1,933 (-6%)	1mo	$281,790	$146	84
5380 Tailwinds Dr	0.01mi	3/2.5 (-1)	1,933 (-6%)	2mo	$293,010	$152	83
5384 Tailwinds Dr	0.01mi	3/2.5 (-1)	1,933 (-6%)	2mo	$303,175	$157	83
5393 Tailwinds Dr	0.06mi	3/2.5 (-1)	1,933 (-6%)	3mo	$288,435	$149	80
5360 Tailwinds Dr	0.01mi	3/2.5 (-1)	2,231 (+9%)	0mo	$299,995	$134	80
5365 Tailwinds Dr	0.06mi	3/2.5 (-1)	2,231 (+9%)	0mo	$314,235	$141	78
5457 Headwinds Ln	0.09mi	3/2.5 (-1)	1,933 (-6%)	5mo	$282,850	$146	77
5452 Headwinds Ln	0.09mi	3/2.5 (-1)	2,231 (+9%)	4mo	$297,320	$133	73
5445 Headwinds Ln	0.09mi	3/2.5 (-1)	2,231 (+9%)	5mo	$315,360	$141	72
87 Carriage House Rd	0.33mi	4/2.0	1,926 (-6%)	5mo	$218,000	$113	68
79 Carriage House Rd	0.35mi	4/2.0	1,926 (-6%)	5mo	$215,000	$112	67

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.39×
• Total profit: $-50,918
• Equity at exit: $44,325

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-8,050
• Equity at exit: $25,703

Cash invested: $83,237 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 30 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $284,990 ($153/sqft)
• Median days on market: 187 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 390
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$1,559
• Tax est. 1.5%: −$372 /mo · $4,459/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-235

Break-even live

Break-even rent $2,601

Max offer price $263,302

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-132	+0% $-235	+5% $-338	+10% $-440
Rent	-10% $-417	-5% $-326	+0% $-235	+5% $-144	+10% $-53
Rate	-1.0pp $-85	-0.5pp $-159	base $-235	+0.5pp $-312	+1.0pp $-390

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: $74,319
• Closing costs: $8,918
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,550	$0.99	41d	1	0.26mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	65d	1	0.39mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	92d	1	0.66mi
26 Royal Coach Cir Bessemer, AL	3.0	2.0	1612	$1,676	$1.04	19d	1	0.66mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,646	$1.00	25d	1	1.13mi
4758 Rosser Loop Dr Bessemer, AL	3.0	2.0	1469	$1,880	$1.28	15d	1	1.18mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	15d	1	1.36mi

Listing history 50 events

1. 2026-08-08
   days on market $284,990 Active 327 DOM
2. 2026-08-07
   days on market $284,990 Active 326 DOM
3. 2026-08-06
   days on market $284,990 Active 325 DOM
4. 2026-08-05
   days on market $284,990 Active 324 DOM
5. 2026-08-04
   days on market $284,990 Active 323 DOM
6. 2026-08-03
   pricedays on market $284,990 Active 322 DOM
7. 2026-07-31
   days on market $283,900 Active 319 DOM
8. 2026-07-30
   days on market $283,900 Active 317 DOM
9. 2026-07-28
   days on market $283,900 Active 316 DOM
10. 2026-07-26
    days on market $283,900 Active 314 DOM
11. 2026-07-24
    days on market $283,900 Active 312 DOM
12. 2026-07-23
    days on market $283,900 Active 311 DOM
13. 2026-07-22
    days on market $283,900 Active 310 DOM
14. 2026-07-21
    days on market $283,900 Active 309 DOM
15. 2026-07-20
    days on market $283,900 Active 308 DOM
16. 2026-07-19
    days on market $283,900 Active 306 DOM
17. 2026-07-18
    days on market $283,900 Active 305 DOM
18. 2026-07-16
    days on market $283,900 Active 304 DOM
19. 2026-07-15
    days on market $283,900 Active 303 DOM
20. 2026-07-14
    days on market $283,900 Active 302 DOM
21. 2026-07-13
    days on market $283,900 Active 301 DOM
22. 2026-07-13
    days on market $283,900 Active 300 DOM
23. 2026-07-11
    days on market $283,900 Active 299 DOM
24. 2026-07-10
    days on market $283,900 Active 298 DOM
25. 2026-07-09
    days on market $283,900 Active 297 DOM
26. 2026-07-07
    days on market $283,900 Active 295 DOM
27. 2026-07-06
    days on market $283,900 Active 294 DOM
28. 2026-07-05
    days on market $283,900 Active 293 DOM
29. 2026-07-03
    days on market $283,900 Active 291 DOM
30. 2026-07-02
    pricedays on market $283,900 Active 290 DOM
31. 2026-07-01
    days on market $281,900 Active 289 DOM
32. 2026-06-30
    days on market $281,900 Active 288 DOM
33. 2026-06-29
    days on market $281,900 Active 287 DOM
34. 2026-06-28
    days on market $281,900 Active 286 DOM
35. 2026-06-27
    days on market $281,900 Active 285 DOM
36. 2026-06-27
    days on market $281,900 Active 284 DOM
37. 2026-06-25
    days on market $281,900 Active 282 DOM
38. 2026-06-22
    days on market $281,900 Active 280 DOM
39. 2026-06-21
    days on market $281,900 Active 279 DOM
40. 2026-06-18
    days on market $281,900 Active 276 DOM
41. 2026-06-17
    days on market $281,900 Active 275 DOM
42. 2026-06-16
    days on market $281,900 Active 274 DOM
43. 2026-06-15
    days on market $281,900 Active 273 DOM
44. 2026-06-13
    days on market $281,900 Active 271 DOM
45. 2026-06-10
    days on market $281,900 Active 268 DOM
46. 2026-06-09
    days on market $281,900 Active 267 DOM
47. 2026-06-08
    days on market $281,900 Active 266 DOM
48. 2026-06-07
    days on market $281,900 Active 265 DOM
49. 2026-06-05
    days on market $281,900 Active 262 DOM
50. 2026-06-03
    days on market $281,900 Active 261 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: $27,640
• − Mortgage interest: −$16,652
• − Property taxes: −$4,459
• − Insurance: −$1,486
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$8,648
• Taxable loss: −$8,028
• Est. tax savings @ 24.0%: +$1,927
• After-tax cash flow: $-891/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 · 12 photos

Good 80/100 None rehab

The Coleman Plan is a move-in-ready single-family home with a good condition score, featuring a modern kitchen, well-maintained bathrooms, and a good exterior. It has a good potential for value increase with minor exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Westhills Elementary School F AL #486/627 Nat'l #35,051/41,679 Middle Bessemer City Middle School F AL #215/257 Nat'l #12,966/14,009 High Bessemer City High School F AL #276/305 Nat'l #16,861/17,239

Schools (NCES district)

• District: Bessemer City
• NCES district ID: 0100330
• Math proficiency: 3% ▼ -18.00%
• Reading proficiency: 19% ▼ -3.00%
• Median HH income: $29,721
• Composite: 8.45/100
• National rank: #9905
• State rank: #120 of 129 in AL

D Composite livability gradescore 59/100

Livability — Bessemer

• Score: 59/100
• State rank: #331
• US rank: #20078

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bessemer, AL
• County: Jefferson County · 669,185 people
• City population: 48,018
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 23,126
• Household income: $81,846
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 4% of renters

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Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 53% White 41% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 3% Chinese 1%

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Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.40%
• Current HPI: 219.3839
• Rent YoY: ▲ 14.80%
• Metro: Birmingham-Hoover, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+1.8% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $281,900 Zillow
• 2026-04-01 Price Changed $280,900 Zillow
• 2026-02-03 Price Changed $279,900 Zillow
• 2025-12-02 Price Changed $278,900 Zillow
• 2025-11-17 Price Changed $277,900 Zillow
• 2025-09-16 Listed $276,900 Zillow