1116 Westlake Blvd · Bessemer, AL 35020

$71,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 82 Days on market

Built 1950 0.35 ac lot $40/sqft · 33% below area Est $106k · 33% 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 +15.0/15.0
• 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

Spacious 3-bedroom, 2.5-bath home situated on a large lot in Bessemer. This property offers strong potential for renovation or investment with generous square footage and a functional layout. Features include a covered front porch and ample outdoor space. Ideal opportunity for investors looking to add value. Property is a receivership sale and is being sold as-is. Convenient location with access to local amenities, shopping, and major roadways.

Key facts

• Covered front porch
• Ample outdoor space
• Convenient location

Tags

• COVERED FRONT PORCH
• AMPLE OUTDOOR SPACE
• CONVENIENT LOCATION
• ACCESS TO LOCAL AMENITIES
• ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: 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: Jonesboro Elementary School (math 3% / reading 15%, grade F, #593 of 627 statewide, top 95%, 525 students, 78% 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 falling (-3.1%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $1,430/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 1001% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.01% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.23%
• DSCR: 2.79
• GRM: 4.1

CMA / ARV

• ARV (median comp): $105,792
• List price: $71,000
• Delta: -32.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 Westlake Blvd	0.01mi	3/2.0 (-1)	1,904 (+7%)	19mo	$95,000	$50	67
1531 N 7th Ave	0.70mi	4/1.0	1,898 (+7%)	21mo	$20,000	$11	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: 33.3%
• Equity multiple: 2.35×
• Total profit: $26,753
• Equity at exit: $10,586

10-year hold

• IRR: 38.6%
• Equity multiple: 4.11×
• Total profit: $61,774
• Equity at exit: $6,139

Cash invested: $19,880 (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: 116
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$372
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $666

Break-even live

Break-even rent $586

Max offer price $71,000

Occupancy floor 48%

Sensitivity live

Price	-10% $707	-5% $687	+0% $666	+5% $646	+10% $626
Rent	-10% $553	-5% $610	+0% $666	+5% $723	+10% $779
Rate	-1.0pp $702	-0.5pp $684	base $666	+0.5pp $648	+1.0pp $629

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	25d	1	0.77mi
1420 3rd Ave N Bessemer, AL	5.0	3.0	2160	$1,450	$0.67	45d	1	0.83mi
2129 13th St N Bessemer, AL	4.0	1.0	1378	$1,445	$1.05	16d	1	0.87mi
306 W Lake Cir SW Bessemer, AL	1.0–3.0	1.0–2.0	1004	$1,455	$1.45	3d	1	1.13mi
1510 Berkley Ave Bessemer, AL	4.0	2.0	2329	$1,540	$0.66	17d	1	1.20mi
428 Willow Ln Bessemer, AL	4.0	2.0	1375	$1,620	$1.18	16d	1	1.21mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	45d	1	1.32mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	12d	1	1.37mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	45d	1	1.38mi
3447 Jeanne Ln Bessemer, AL	3.0	2.0	1460	$1,850	$1.27	3d	1	1.43mi
434 Bryant St Bessemer, AL	4.0	2.0	1540	$1,523	$0.99	4d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $71,000 Active 82 DOM
2. 2026-06-18
   days on market $71,000 Active 79 DOM
3. 2026-06-17
   days on market $71,000 Active 78 DOM
4. 2026-06-16
   days on market $71,000 Active 77 DOM
5. 2026-06-15
   days on market $71,000 Active 76 DOM
6. 2026-06-13
   days on market $71,000 Active 74 DOM
7. 2026-06-10
   days on market $71,000 Active 71 DOM
8. 2026-06-09
   days on market $71,000 Active 70 DOM
9. 2026-06-08
   days on market $71,000 Active 69 DOM
10. 2026-06-07
    days on market $71,000 Active 68 DOM
11. 2026-06-05
    days on market $71,000 Active 65 DOM
12. 2026-06-03
    days on market $71,000 Active 64 DOM
13. 2026-06-02
    days on market $71,000 Active 63 DOM
14. 2026-06-01
    days on market $71,000 Active 62 DOM
15. 2026-05-31
    days on market $71,000 Active 61 DOM
16. 2026-03-30
    listed $71,000 Active 448-char remark

    Show marketing remark (448 chars)

    Spacious 3-bedroom, 2.5-bath home situated on a large lot in Bessemer. This property offers strong potential for renovation or investment with generous square footage and a functional layout. Features include a covered front porch and ample outdoor space. Ideal opportunity for investors looking to add value. Property is a receivership sale and is being sold as-is. Convenient location with access to local amenities, shopping, and major roadways.

17. 2026-02-03
    price $71,000
18. 2020-07-13
    soldstatus $66,500
19. 2020-07-09
    soldstatus $66,500 Sold
20. 2020-06-25
    historical Contingent
21. 2020-04-23
    listed $74,900 Active
22. 2020-03-24
    historical $74,900
23. 2010-07-13
    soldstatus $29,000
24. 1986-05-09
    soldstatus $29,000
25. 1978-05-01
    soldstatus $31,500

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $17,160
• − Mortgage interest: −$3,977
• − Property taxes: −$736
• − Insurance: −$355
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,065
• Taxable income: $7,280
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,250/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

+125.4% since first listed

10 events — show timeline

• 2026-03-30 Listed $71,000 Greater Alabama MLS
• 2026-02-03 Price Changed $71,000 Greater Alabama MLS
• 2020-07-13 Sold (Public Records) $66,500 Public Records
• 2020-07-09 Sold (MLS) $66,500 Greater Alabama MLS
• 2020-06-25 Contingent — Greater Alabama MLS
• 2020-04-23 Listed $74,900 Greater Alabama MLS
• 2020-03-24 Coming Soon $74,900 Greater Alabama MLS
• 2010-07-13 Sold (Public Records) $29,000 Public Records
• 1986-05-09 Sold (Public Records) $29,000 Public Records
• 1978-05-01 Sold (Public Records) $31,500 Public Records

Property tax history

-2.5%/yr

Latest (2025): $736 · +0.0% YoY. Source: county tax records.