The Braselton II Plan · Bessemer, AL 35022

$271,900

3 bd · 2.5 ba · 1,933 sqft · SingleFamily · 279 Days on market

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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 +8.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

Key facts

• Private bath
• Spacious loft
• 2 parking spots

Tags

• REAR CORNER COVERED PATIO
• EAT-IN ISLAND KITCHEN
• SPACIOUS LOFT
• MASSIVE WALK-IN CLOSET
• PRIVATE BATH
• EASY ACCESS TO LAUNDRY ROOM

🏗️ New construction. The $271,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,299.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (17.7% below list).
• Recommended offer: $224k (17.7% 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: 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 rising fast (+14.8%/yr); 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 33% 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 279 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,656 (17.7% 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 279 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $295,299
• List price: $271,900
• Delta: -7.92%
• 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
5380 Tailwinds Dr	0.01mi	3/2.5	1,933 (0%)	0mo	$293,010	$152	99
5384 Tailwinds Dr	0.01mi	3/2.5	1,933 (0%)	1mo	$303,175	$157	99
5393 Tailwinds Dr	0.06mi	3/2.5	1,933 (0%)	1mo	$288,435	$149	96
5457 Headwinds Ln	0.09mi	3/2.5	1,933 (0%)	3mo	$282,850	$146	93
5460 Headwinds Ln	0.09mi	3/2.0	1,740 (-10%)	3mo	$282,965	$163	75
87 Carriage House Rd	0.33mi	4/2.0 (+1)	1,926 (-0%)	3mo	$218,000	$113	74
5381 Tailwinds Dr	0.06mi	3/2.0	1,679 (-13%)	0mo	$284,295	$169	73
5340 Tailwinds Dr	0.01mi	3/2.0	1,679 (-13%)	3mo	$288,615	$172	73
5389 Tailwinds Dr	0.06mi	3/2.0	1,679 (-13%)	1mo	$287,065	$171	72
5444 Headwinds Ln	0.09mi	3/2.0	1,679 (-13%)	2mo	$286,980	$171	70
5456 Headwinds Ln	0.09mi	3/2.0	1,679 (-13%)	3mo	$277,815	$165	70
5477 Headwinds Ln	0.12mi	3/2.0	1,679 (-13%)	3mo	$285,995	$170	68

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: -17.6%
• Equity multiple: 0.35×
• Total profit: $-53,440
• Equity at exit: $44,030

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-15,061
• Equity at exit: $25,532

Cash invested: $82,684 (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 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 311
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,549
• Tax est. 1.5%: −$369 /mo · $4,429/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-274

Break-even live

Break-even rent $2,583

Max offer price $255,671

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-172	+0% $-274	+5% $-376	+10% $-478
Rent	-10% $-451	-5% $-362	+0% $-274	+5% $-186	+10% $-97
Rate	-1.0pp $-125	-0.5pp $-199	base $-274	+0.5pp $-350	+1.0pp $-428

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: $73,825
• Closing costs: $8,859
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,650	$1.03	25d	1	0.26mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	17d	1	0.39mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	45d	1	0.66mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	3d	1	1.13mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	3d	1	1.36mi

Listing history 24 events

1. 2026-06-21
   days on market $271,900 Active 279 DOM
2. 2026-06-18
   days on market $271,900 Active 276 DOM
3. 2026-06-17
   days on market $271,900 Active 275 DOM
4. 2026-06-16
   days on market $271,900 Active 274 DOM
5. 2026-06-15
   days on market $271,900 Active 273 DOM
6. 2026-06-13
   days on market $271,900 Active 271 DOM
7. 2026-06-10
   days on market $271,900 Active 268 DOM
8. 2026-06-09
   days on market $271,900 Active 267 DOM
9. 2026-06-08
   days on market $271,900 Active 266 DOM
10. 2026-06-07
    days on market $271,900 Active 265 DOM
11. 2026-06-05
    days on market $271,900 Active 262 DOM
12. 2026-06-03
    days on market $271,900 Active 261 DOM
13. 2026-06-02
    days on market $271,900 Active 260 DOM
14. 2026-06-01
    days on market $271,900 Active 259 DOM
15. 2026-05-31
    days on market $271,900 Active 258 DOM
16. 2026-05-01
    price $271,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

17. 2026-04-01
    price $270,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

18. 2026-02-03
    price $269,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

19. 2025-12-02
    price $268,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

20. 2025-11-17
    price $267,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

21. 2025-11-07
    price $266,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

22. 2025-11-07
    price $267,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

23. 2025-11-07
    price $266,900 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

24. 2025-09-16
    listed $267,900 Active 451-char remark

    Show marketing remark (451 chars)

    The Braselton II has a rear corner covered patio directly accessible from the light-filled family room. A large eat-in island kitchen overlooks the family room for easy entertaining. On the second floor, you can option the spacious loft to a fourth bedroom, which separates the private owner's suite from two secondary bedrooms. The owner's suite includes a massive walk-in closet and private bath and has easy access to the second-floor laundry room.

ⓘ 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: $26,839
• − Mortgage interest: −$16,541
• − Property taxes: −$4,429
• − Insurance: −$1,476
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$8,591
• Taxable loss: −$8,493
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $-1,248/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): 23,126
• Household income: $81,846
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 554.0

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: 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

+1.5% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $271,900 Zillow
• 2026-04-01 Price Changed $270,900 Zillow
• 2026-02-03 Price Changed $269,900 Zillow
• 2025-12-02 Price Changed $268,900 Zillow
• 2025-11-17 Price Changed $267,900 Zillow
• 2025-11-07 Price Changed $266,900 Zillow
• 2025-11-07 Price Changed $267,900 Zillow
• 2025-11-07 Price Changed $266,900 Zillow
• 2025-09-16 Listed $267,900 Zillow