2101 15th St N · Bessemer, AL 35020

$54,900

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 43 Days on market

Built 1959 6,534 sqft lot $63/sqft · 25% above area Est $44k · 25% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

House is sold as-is and subject to Probate Court approval.

Key facts

• 6,534 sq ft lot
• Built 1959
• Listed 43 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing construction; Siding: vinyl and other
• Construction: Crawl space foundation
• Exterior features: Fenced yard; Porch; Open deck

Interior

• Kitchen: Laminate countertops
• Bedrooms: Three bedrooms on main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Gas heat; Central cooling
• Interior features: Handyman special; Attic; Ceilings: see remarks
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $39 ($469/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 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: Abrams Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 254 students, 78% FRL); Bessemer City High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL) — zoned schools average 69% FRL vs 87% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 36% 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 $380 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 44% 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 $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.92% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.35%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (median comp): $43,746
• List price: $54,900
• Delta: 25.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 19th St N	0.40mi	3/1.0 (+1)	888 (+2%)	1mo	$35,000	$39	72
2000 18th Way	0.24mi	2/1.0	810 (-7%)	13mo	$16,119	$20	66
1712 Long 14th St N	0.35mi	3/1.0 (+1)	959 (+10%)	2mo	$47,000	$49	60
1500 Long 14th St	0.55mi	2/1.0	960 (+10%)	2mo	$80,000	$83	56
1554 27th Ave N	0.68mi	2/1.0	900 (+3%)	19mo	$155,000	$172	48
1308 22nd Ave	0.35mi	3/1.0 (+1)	1,000 (+15%)	10mo	$79,000	$79	46
1550 27th Ave N	0.67mi	2/1.0	900 (+3%)	23mo	$150,000	$167	44

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: -18.0%
• Equity multiple: 0.40×
• Total profit: $-9,221
• Equity at exit: $8,186

10-year hold

• IRR: -34.2%
• Equity multiple: -0.02×
• Total profit: $-15,650
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$288
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $39

Break-even live

Break-even rent $1,003

Max offer price $54,900

Occupancy floor 91%

Sensitivity live

Price	-10% $70	-5% $55	+0% $39	+5% $24	+10% $8
Rent	-10% $-44	-5% $-2	+0% $39	+5% $81	+10% $122
Rate	-1.0pp $67	-0.5pp $53	base $39	+0.5pp $25	+1.0pp $10

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	44d	1	0.31mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	0.41mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	0.60mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	44d	1	1.01mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	1.01mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	1.12mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	1.21mi
2822 Brooklane Dr Bessemer, AL	2.0	1.0	975	$1,000	$1.03	44d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $54,900 Active 43 DOM
2. 2026-06-17
   days on market $54,900 Active 42 DOM
3. 2026-06-16
   days on market $54,900 Active 41 DOM
4. 2026-06-15
   days on market $54,900 Active 40 DOM
5. 2026-06-13
   days on market $54,900 Active 38 DOM
6. 2026-06-10
   days on market $54,900 Active 35 DOM
7. 2026-06-09
   days on market $54,900 Active 34 DOM
8. 2026-06-08
   days on market $54,900 Active 33 DOM
9. 2026-06-07
   days on market $54,900 Active 32 DOM
10. 2026-06-05
    days on market $54,900 Active 29 DOM
11. 2026-06-03
    days on market $54,900 Active 28 DOM
12. 2026-06-02
    days on market $54,900 Active 27 DOM
13. 2026-06-01
    days on market $54,900 Active 26 DOM
14. 2026-05-31
    days on market $54,900 Active 25 DOM
15. 2026-05-06
    listed $54,900 Active 58-char remark

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $664 · $55/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $12,634
• − Mortgage interest: −$3,075
• − Property taxes: −$664
• − Insurance: −$5,393
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,597
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $497/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

1 event — show timeline

• 2026-05-06 Listed $54,900 Greater Alabama MLS

Property tax history

+6.1%/yr

Latest (2025): $664 · +0.0% YoY. Source: county tax records.