611 N 16th St N · Bessemer, AL 35020

$66,700

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 143 Days on market

Built 1920 4,356 sqft lot $50/sqft · 8% below area Est $73k · 8% under

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Why this score? — see what drove the B- 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 +30.0/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. Tenant Occupied. DO NOT DISTURB. Lease start 12/1/2021. Monthly rent is $750. Longtime tenant has kept house in good condition. The house has new paint outside and a new roof. All information should be independently verified.

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 5.9% in Bessemer — 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 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: schools D-, crime F, amenities 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.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/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 $461 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,696 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.45%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $72,657
• List price: $66,700
• Delta: -8.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 7th Ave N	0.12mi	3/2.0	1,421 (+6%)	3mo	$46,000	$32	78
529 12th St N	0.37mi	3/2.0	1,347 (+0%)	10mo	$90,000	$67	70
1003 10th Ave N	0.64mi	3/2.0	1,372 (+2%)	1mo	$55,000	$40	62
1700 8th Ave N	0.19mi	3/1.0	1,176 (-12%)	15mo	$32,500	$28	58
1024 Simmons St	0.44mi	3/1.0	1,180 (-12%)	2mo	$24,999	$21	57
1009 Westlake Blvd	0.55mi	2/1.5 (-1)	1,257 (-6%)	1mo	$20,000	$16	56
711 12th St	0.38mi	3/1.0	1,200 (-11%)	13mo	$68,500	$57	53
1129 13th St N	0.55mi	3/1.0	1,272 (-5%)	16mo	$80,000	$63	52
1700 N 14th Ave	0.72mi	3/1.0	1,232 (-8%)	21mo	$25,000	$20	35
1204 13th Ave N	0.72mi	3/1.0	1,176 (-12%)	15mo	$79,900	$68	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.80×
• Total profit: $15,005
• Equity at exit: $9,945

10-year hold

• IRR: 26.6%
• Equity multiple: 3.01×
• Total profit: $37,613
• Equity at exit: $5,767

Cash invested: $18,676 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$350
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $458

Break-even live

Break-even rent $576

Max offer price $66,700

Occupancy floor 55%

Sensitivity live

Price	-10% $496	-5% $477	+0% $458	+5% $439	+10% $421
Rent	-10% $367	-5% $413	+0% $458	+5% $504	+10% $550
Rate	-1.0pp $492	-0.5pp $475	base $458	+0.5pp $441	+1.0pp $423

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: $16,675
• Closing costs: $2,001
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	0.10mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	0.21mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	44d	1	0.41mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	0.61mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	0.69mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	24d	1	0.78mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	44d	1	0.82mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	44d	1	0.93mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	12d	1	0.94mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	44d	1	0.95mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	2d	1	1.02mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	44d	1	1.04mi
1811 Fairfax Ave Bessemer, AL	4.0	2.0	1732	$1,350	$0.78	24d	1	1.07mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	3d	1	1.12mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	12d	1	1.16mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	16d	1	1.16mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	44d	1	1.17mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	2d	1	1.19mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	20d	1	1.21mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	1.23mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	1.24mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	44d	1	1.26mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	44d	1	1.30mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	24d	1	1.30mi
434 Bryant St Bessemer, AL	4.0	2.0	1540	$1,523	$0.99	3d	1	1.36mi
2129 13th St N Bessemer, AL	4.0	1.0	1378	$1,445	$1.05	15d	1	1.40mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	24d	1	1.45mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	12d	1	1.45mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	11d	1	1.47mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	44d	1	1.48mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	24d	1	1.48mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	44d	1	1.49mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $66,700 Active 143 DOM
2. 2026-06-17
   days on market $66,700 Active 142 DOM
3. 2026-06-16
   days on market $66,700 Active 141 DOM
4. 2026-06-15
   days on market $66,700 Active 140 DOM
5. 2026-06-13
   days on market $66,700 Active 138 DOM
6. 2026-06-10
   days on market $66,700 Active 135 DOM
7. 2026-06-09
   days on market $66,700 Active 134 DOM
8. 2026-06-08
   days on market $66,700 Active 133 DOM
9. 2026-06-07
   days on market $66,700 Active 132 DOM
10. 2026-06-05
    days on market $66,700 Active 129 DOM
11. 2026-06-03
    days on market $66,700 Active 128 DOM
12. 2026-06-02
    days on market $66,700 Active 127 DOM
13. 2026-06-01
    days on market $66,700 Active 126 DOM
14. 2026-05-31
    days on market $66,700 Active 125 DOM
15. 2026-04-17
    price $66,700 249-char remark

    Show marketing remark (249 chars)

    Investment opportunity. Tenant Occupied. DO NOT DISTURB. Lease start 12/1/2021. Monthly rent is $750. Longtime tenant has kept house in good condition. The house has new paint outside and a new roof. All information should be independently verified.

16. 2026-02-11
    price $71,000 249-char remark

    Show marketing remark (249 chars)

    Investment opportunity. Tenant Occupied. DO NOT DISTURB. Lease start 12/1/2021. Monthly rent is $750. Longtime tenant has kept house in good condition. The house has new paint outside and a new roof. All information should be independently verified.

17. 2026-01-23
    listed $73,650 Active 249-char remark

    Show marketing remark (249 chars)

    Investment opportunity. Tenant Occupied. DO NOT DISTURB. Lease start 12/1/2021. Monthly rent is $750. Longtime tenant has kept house in good condition. The house has new paint outside and a new roof. All information should be independently verified.

18. 2022-06-27
    soldstatus $52,000
19. 1999-04-14
    soldstatus $34,050

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $929 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,872
• − Mortgage interest: −$3,736
• − Property taxes: −$929
• − Insurance: −$334
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,940
• Taxable income: $4,714
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,368/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: 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

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 · 527,445 people
• City population: 48,018
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• Metro: Birmingham-Hoover, 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

+95.9% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $66,700 Greater Alabama MLS
• 2026-02-11 Price Changed $71,000 Greater Alabama MLS
• 2026-01-23 Listed $73,650 Greater Alabama MLS
• 2022-06-27 Sold (Public Records) $52,000 Public Records
• 1999-04-14 Sold (Public Records) $34,050 Public Records

Property tax history

+5.5%/yr

Latest (2025): $929 · +0.0% YoY. Source: county tax records.