1501 Clarendon Ave · Bessemer, AL 35020

$95,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 143 Days on market

Built 1900 9,583 sqft lot $93/sqft · 30% above area Est $82k · 16% over

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Why this score? — see what drove the C- 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready!! This 3-bedroom 2-bath home offers comfortable living with convenient access to shopping, schools, and major roadways. Featuring a beautiful freshly-painted living room and 2 HUGE walk-in closets. Most of the living space is on the main-level with only the primary bedroom and bathroom upstairs in a private loft area. Whether you’re a first-time buyer or investor, this home is full of potential and ready for its next owner. Sub-pump recently installed in basement 5/7/2026 According to Sellers: Sub-pump recently installed in basement 5/7/2026 The roof was totally replaced in 2021 HVAC approx. 2020 Water Heater approx. 2019 * * * Utility House is EXCLUDED from sale or can be purchased separately!! * * *

Key facts

• 9,583 sq ft lot
• Built 1900
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $657 of loan paydown is wiped out by about $3k 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 143 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% 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 $83,600 (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 1900 — 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: 1.14% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $82,105
• List price: $95,000
• Delta: 15.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 11th St S	0.39mi	2/1.0 (-1)	1,120 (+9%)	5mo	$40,000	$36	57
1600 Holbrook Ave	0.43mi	3/1.0	885 (-14%)	6mo	$57,500	$65	52
1009 Avenue G	0.57mi	4/1.5 (+1)	1,108 (+8%)	6mo	$100,000	$90	48
223 9th St S	0.55mi	2/1.0 (-1)	1,117 (+9%)	11mo	$95,000	$85	45
912 Avenue I	0.69mi	2/1.0 (-1)	926 (-10%)	13mo	$25,500	$28	36
2232 Dartmouth Ave	0.71mi	3/1.0	1,176 (+15%)	17mo	$79,900	$68	28

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-32
• Equity at exit: $14,165

10-year hold

• IRR: 6.6%
• Equity multiple: 1.43×
• Total profit: $11,483
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $292

Break-even live

Break-even rent $711

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $345	-5% $318	+0% $292	+5% $265	+10% $238
Rent	-10% $206	-5% $249	+0% $292	+5% $334	+10% $377
Rate	-1.0pp $339	-0.5pp $316	base $292	+0.5pp $267	+1.0pp $242

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	3d	1	0.28mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	45d	1	0.38mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	45d	1	0.38mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	13d	1	0.41mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	3d	1	0.42mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	45d	1	0.46mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	45d	1	0.51mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	25d	1	0.52mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	45d	1	0.60mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.62mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.63mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	23d	1	0.75mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	5d	1	0.75mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	25d	1	0.83mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	25d	1	0.86mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	45d	1	0.86mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	25d	1	0.90mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	0.97mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	13d	1	1.15mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	25d	1	1.15mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	13d	1	1.20mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	45d	1	1.24mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	45d	1	1.25mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	45d	1	1.27mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	4d	1	1.32mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	12d	1	1.33mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	17d	1	1.33mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	13d	1	1.34mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	17d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 143 DOM
2. 2026-06-18
   days on market $95,000 Active 140 DOM
3. 2026-06-17
   days on market $95,000 Active 139 DOM
4. 2026-06-16
   days on market $95,000 Active 138 DOM
5. 2026-06-15
   days on market $95,000 Active 137 DOM
6. 2026-06-13
   days on market $95,000 Active 135 DOM
7. 2026-06-10
   days on market $95,000 Active 132 DOM
8. 2026-06-09
   days on market $95,000 Active 131 DOM
9. 2026-06-08
   days on market $95,000 Active 130 DOM
10. 2026-06-07
    days on market $95,000 Active 129 DOM
11. 2026-06-05
    days on market $95,000 Active 126 DOM
12. 2026-06-03
    days on market $95,000 Active 125 DOM
13. 2026-06-02
    days on market $95,000 Active 124 DOM
14. 2026-06-01
    days on market $95,000 Active 123 DOM
15. 2026-05-31
    days on market $95,000 Active 122 DOM
16. 2026-04-20
    price $95,000 750-char remark

    Show marketing remark (750 chars)

    Charming and move-in ready!! This 3-bedroom 2-bath home offers comfortable living with convenient access to shopping, schools, and major roadways. Featuring a beautiful freshly-painted living room and 2 HUGE walk-in closets. Most of the living space is on the main-level with only the primary bedroom and bathroom upstairs in a private loft area. Whether you’re a first-time buyer or investor, this home is full of potential and ready for its next owner. Sub-pump recently installed in basement 5/7/2026 According to Sellers: Sub-pump recently installed in basement 5/7/2026 The roof was totally replaced in 2021 HVAC approx. 2020 Water Heater approx. 2019 * * * Utility House is EXCLUDED from sale or can be purchased separately!! * * *

17. 2026-03-10
    price $102,000 750-char remark

    Show marketing remark (750 chars)

    Charming and move-in ready!! This 3-bedroom 2-bath home offers comfortable living with convenient access to shopping, schools, and major roadways. Featuring a beautiful freshly-painted living room and 2 HUGE walk-in closets. Most of the living space is on the main-level with only the primary bedroom and bathroom upstairs in a private loft area. Whether you’re a first-time buyer or investor, this home is full of potential and ready for its next owner. Sub-pump recently installed in basement 5/7/2026 According to Sellers: Sub-pump recently installed in basement 5/7/2026 The roof was totally replaced in 2021 HVAC approx. 2020 Water Heater approx. 2019 * * * Utility House is EXCLUDED from sale or can be purchased separately!! * * *

18. 2026-01-30
    listed $107,900 Active 750-char remark

    Show marketing remark (750 chars)

    Charming and move-in ready!! This 3-bedroom 2-bath home offers comfortable living with convenient access to shopping, schools, and major roadways. Featuring a beautiful freshly-painted living room and 2 HUGE walk-in closets. Most of the living space is on the main-level with only the primary bedroom and bathroom upstairs in a private loft area. Whether you’re a first-time buyer or investor, this home is full of potential and ready for its next owner. Sub-pump recently installed in basement 5/7/2026 According to Sellers: Sub-pump recently installed in basement 5/7/2026 The roof was totally replaced in 2021 HVAC approx. 2020 Water Heater approx. 2019 * * * Utility House is EXCLUDED from sale or can be purchased separately!! * * *

19. 2026-01-25
    historical $107,900 750-char remark

    Show marketing remark (750 chars)

    Charming and move-in ready!! This 3-bedroom 2-bath home offers comfortable living with convenient access to shopping, schools, and major roadways. Featuring a beautiful freshly-painted living room and 2 HUGE walk-in closets. Most of the living space is on the main-level with only the primary bedroom and bathroom upstairs in a private loft area. Whether you’re a first-time buyer or investor, this home is full of potential and ready for its next owner. Sub-pump recently installed in basement 5/7/2026 According to Sellers: Sub-pump recently installed in basement 5/7/2026 The roof was totally replaced in 2021 HVAC approx. 2020 Water Heater approx. 2019 * * * Utility House is EXCLUDED from sale or can be purchased separately!! * * *

20. 2004-04-14
    soldstatus $70,500
21. 1976-11-01
    soldstatus $17,500

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$107/yr (+$9/mo · 37.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $12,955
• − Mortgage interest: −$5,321
• − Property taxes: −$282
• − Insurance: −$475
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,764
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,009/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

+442.9% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $95,000 Greater Alabama MLS
• 2026-03-10 Price Changed $102,000 Greater Alabama MLS
• 2026-01-30 Listed $107,900 Greater Alabama MLS
• 2026-01-25 Coming Soon $107,900 Greater Alabama MLS
• 2004-04-14 Sold (Public Records) $70,500 Public Records
• 1976-11-01 Sold (Public Records) $17,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $282 · +0.0% YoY. Source: county tax records.