32 Carriage House Rd SW · Bessemer, AL 35022

$129,500

3 bd · 1.0 ba · 1,588 sqft · SingleFamily public records · 86 Days on market

Built 1971 $82/sqft · 41% below area Est $218k · 41% 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
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER OCCUPANTS or INVESTORS: Solid, 3BR/1BA brick home in need of new flooring and fresh interior paint. .. The exterior looks new and the roof looks good!!!. .. 1588 SQUARE FEET. .. LIVING ROOM. .. SPACIOUS DEN. .. KITCHEN (Gas stove and fridge stay). .. DINING AREA. .. UPDATED BATHROOM. .. UPDATED LIGHTS and CEILING FANS. .. Other than needing new flooring and paint, this property is in move-in-condition!. .. SEE MULTIPLE PHOTOS. .. Motivated seller is open to offers. .. Buyer and buyer's agent to verify all items of importance including but not limited to square feet, taxes, fees, school zones and everything else in MLS listing

Key facts

• Nice bathroom
• Dining area
• Brick home

Tags

• BRICK HOME
• GAS STOVE
• REFRIGERATOR
• DINING AREA
• NICE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 rising fast (+14.8%/yr); 311 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% 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 $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1971 — 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: 1.53% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $217,884
• List price: $129,500
• Delta: -40.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 Mccalla Rd	0.36mi	3/2.0	1,668 (+5%)	8mo	$198,000	$119	64
5340 Tailwinds Dr	0.58mi	3/2.0	1,679 (+6%)	3mo	$288,615	$172	57
5444 Headwinds Ln	0.60mi	3/2.0	1,679 (+6%)	2mo	$286,980	$171	57
5381 Tailwinds Dr	0.64mi	3/2.0	1,679 (+6%)	0mo	$284,295	$169	56
5456 Headwinds Ln	0.60mi	3/2.0	1,679 (+6%)	3mo	$277,815	$165	56
5389 Tailwinds Dr	0.64mi	3/2.0	1,679 (+6%)	1mo	$287,065	$171	56
5464 Headwinds Ln	0.60mi	3/2.0	1,679 (+6%)	4mo	$269,410	$160	56
5477 Headwinds Ln	0.65mi	3/2.0	1,679 (+6%)	3mo	$285,995	$170	53
5484 Headwinds Ln	0.65mi	3/2.0	1,679 (+6%)	6mo	$263,335	$157	51
5496 Headwinds Ln	0.65mi	3/2.0	1,679 (+6%)	7mo	$273,325	$163	50
5460 Headwinds Ln	0.60mi	3/2.0	1,740 (+10%)	3mo	$282,965	$163	50
4712 Rosser Loop Dr	0.63mi	3/2.0	1,469 (-8%)	7mo	$249,900	$170	48

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: 18.8%
• Equity multiple: 1.81×
• Total profit: $29,509
• Equity at exit: $19,309

10-year hold

• IRR: 30.6%
• Equity multiple: 4.45×
• Total profit: $124,966
• Equity at exit: $11,197

Cash invested: $36,260 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$679
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $628

Break-even live

Break-even rent $1,182

Max offer price $129,500

Occupancy floor 63%

Sensitivity live

Price	-10% $701	-5% $665	+0% $628	+5% $591	+10% $555
Rent	-10% $472	-5% $550	+0% $628	+5% $706	+10% $784
Rate	-1.0pp $693	-0.5pp $661	base $628	+0.5pp $594	+1.0pp $560

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	44d	1	0.18mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	16d	1	0.19mi
600 Flint Hill Ln Bessemer, AL	2.0–3.0	2.0	1005	$1,099	$1.09	2d	7	0.43mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	2d	1	0.71mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	2d	1	1.35mi
5124 Candle Brook Ter Bessemer, AL	3.0	2.0	1925	$1,990	$1.03	3d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $129,500 Active 86 DOM
2. 2026-06-17
   days on market $129,500 Active 85 DOM
3. 2026-06-16
   days on market $129,500 Active 84 DOM
4. 2026-06-15
   days on market $129,500 Active 83 DOM
5. 2026-06-13
   days on market $129,500 Active 81 DOM
6. 2026-06-10
   pricedays on market $129,500 Active 78 DOM
7. 2026-06-09
   days on market $139,500 Active 77 DOM
8. 2026-06-08
   days on market $139,500 Active 76 DOM
9. 2026-06-07
   remarks 591-char remark
10. 2026-06-07
    days on market $139,500 Active 75 DOM
11. 2026-06-05
    days on market $139,500 Active 72 DOM
12. 2026-06-03
    days on market $139,500 Active 71 DOM
13. 2026-06-02
    days on market $139,500 Active 70 DOM
14. 2026-06-01
    days on market $139,500 Active 69 DOM
15. 2026-05-31
    days on market $139,500 Active 68 DOM
16. 2026-05-15
    price $147,500 640-char remark

    Show marketing remark (640 chars)

    OWNER OCCUPANTS or INVESTORS: Solid, 3BR/1BA brick home in need of new flooring and fresh interior paint. .. The exterior looks new and the roof looks good!!!. .. 1588 SQUARE FEET. .. LIVING ROOM. .. SPACIOUS DEN. .. KITCHEN (Gas stove and fridge stay). .. DINING AREA. .. UPDATED BATHROOM. .. UPDATED LIGHTS and CEILING FANS. .. Other than needing new flooring and paint, this property is in move-in-condition!. .. SEE MULTIPLE PHOTOS. .. Motivated seller is open to offers. .. Buyer and buyer's agent to verify all items of importance including but not limited to square feet, taxes, fees, school zones and everything else in MLS listing

17. 2026-05-02
    price $150,000 640-char remark

    Show marketing remark (640 chars)

    OWNER OCCUPANTS or INVESTORS: Solid, 3BR/1BA brick home in need of new flooring and fresh interior paint. .. The exterior looks new and the roof looks good!!!. .. 1588 SQUARE FEET. .. LIVING ROOM. .. SPACIOUS DEN. .. KITCHEN (Gas stove and fridge stay). .. DINING AREA. .. UPDATED BATHROOM. .. UPDATED LIGHTS and CEILING FANS. .. Other than needing new flooring and paint, this property is in move-in-condition!. .. SEE MULTIPLE PHOTOS. .. Motivated seller is open to offers. .. Buyer and buyer's agent to verify all items of importance including but not limited to square feet, taxes, fees, school zones and everything else in MLS listing

18. 2026-04-08
    price $159,500 640-char remark

    Show marketing remark (640 chars)

    OWNER OCCUPANTS or INVESTORS: Solid, 3BR/1BA brick home in need of new flooring and fresh interior paint. .. The exterior looks new and the roof looks good!!!. .. 1588 SQUARE FEET. .. LIVING ROOM. .. SPACIOUS DEN. .. KITCHEN (Gas stove and fridge stay). .. DINING AREA. .. UPDATED BATHROOM. .. UPDATED LIGHTS and CEILING FANS. .. Other than needing new flooring and paint, this property is in move-in-condition!. .. SEE MULTIPLE PHOTOS. .. Motivated seller is open to offers. .. Buyer and buyer's agent to verify all items of importance including but not limited to square feet, taxes, fees, school zones and everything else in MLS listing

19. 2026-03-24
    listed $169,500 Active 640-char remark

    Show marketing remark (640 chars)

    OWNER OCCUPANTS or INVESTORS: Solid, 3BR/1BA brick home in need of new flooring and fresh interior paint. .. The exterior looks new and the roof looks good!!!. .. 1588 SQUARE FEET. .. LIVING ROOM. .. SPACIOUS DEN. .. KITCHEN (Gas stove and fridge stay). .. DINING AREA. .. UPDATED BATHROOM. .. UPDATED LIGHTS and CEILING FANS. .. Other than needing new flooring and paint, this property is in move-in-condition!. .. SEE MULTIPLE PHOTOS. .. Motivated seller is open to offers. .. Buyer and buyer's agent to verify all items of importance including but not limited to square feet, taxes, fees, school zones and everything else in MLS listing

20. 2025-12-02
    listed $165,000 Active 277-char remark

    Show marketing remark (277 chars)

    Quiet neighborhood Near McCalla New Paint /Carpet Central air and gas Fenced back yard 2.5 ton unit ( split unit ) Storage building in the back yard Large family room Lots of closet space 7 closets total Hot water and heat has gas For sale by owner House is in Probate

21. 1992-09-29
    soldstatus $39,900

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $23,725
• − Mortgage interest: −$7,254
• − Property taxes: −$2,411
• − Insurance: −$648
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$3,767
• Taxable income: $5,849
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $6,131/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: 210,422
• 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

+269.7% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $147,500 Greater Alabama MLS
• 2026-05-02 Price Changed $150,000 Greater Alabama MLS
• 2026-04-08 Price Changed $159,500 Greater Alabama MLS
• 2026-03-24 Listed $169,500 Greater Alabama MLS
• 2025-12-02 Listed $165,000 ForSaleByOwner.com
• 1992-09-29 Sold (Public Records) $39,900 Public Records

Property tax history

+18.2%/yr

Latest (2025): $2,411 · +0.0% YoY. Source: county tax records.