2112 Cumberland Rd · Bessemer, AL 35022

$139,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 23 Days on market

Built 1930 0.45 ac lot Est $186k · 25% under ↓ 15% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• 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

Completely renovated 3-bed, 2-bath home on nearly half an acre in Bessemer. This charming 1,168 sq ft residence has been updated throughout and features a newly added 2nd full bathroom-an exceptional upgrade that dramatically increases function and value. Situated on a quiet street with wooded privacy, the property offers low-maintenance vinyl siding, a generous front porch, and ample-sized rooms throughout. New central A/C, windows, blinds, two new decks, flooring, updated kitchen with granite countertops and appliances, interior & exterior paint, fixtures & hardware throughout. Low maintenance vinyl siding, convenient access to I-20/I-59, minutes to downtown Bessemer & n

Key facts

• Generous front porch
• New central a/c
• Two new decks

Tags

• NEWLY ADDED 2ND FULL BATHROOM
• LOW MAINTENANCE VINYL SIDING
• GENEROUS FRONT PORCH
• NEW CENTRAL A/C
• TWO NEW DECKS
• CONVENIENT ACCESS TO I-20/I-59

Property features AI

Finance

• Other: Approximately 0.45 acre lot; Subdivision: HOPEWELL

Exterior

• Parking: Circular drive
• Utilities: Public water; Septic system; Internet service available
• Home design: Existing single-family residence; All main living rooms on level 1
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Covered patio; Open deck; Porch

Interior

• Kitchen: Solid surface countertops; Eating area; Electric oven; Refrigerator
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; All window treatments remain; Attic present
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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: Greenwood Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 286 students, 77% 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 rising fast (+14.8%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $185,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Winchester Dr	0.74mi	3/2.0	1,152 (+3%)	13mo	$181,000	$157	46
3149 Pinecreek Loop	0.50mi	2/2.0 (-1)	1,171 (+5%)	24mo	$194,000	$166	40

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $13,726
• Equity at exit: $20,860

10-year hold

• IRR: 21.4%
• Equity multiple: 3.23×
• Total profit: $87,204
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $435

Break-even live

Break-even rent $1,101

Max offer price $139,900

Occupancy floor 69%

Sensitivity live

Price	-10% $514	-5% $475	+0% $435	+5% $395	+10% $356
Rent	-10% $305	-5% $370	+0% $435	+5% $500	+10% $565
Rate	-1.0pp $505	-0.5pp $471	base $435	+0.5pp $399	+1.0pp $362

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4015 Goodwin Rd Bessemer, AL	3.0	2.0	1200	$1,211	$1.01	17d	1	0.09mi
3626 Wind Ridge Ln Bessemer, AL	3.0	2.0	1305	$1,850	$1.42	4d	1	0.60mi
2420 Carrolls Ln Bessemer, AL	4.0	2.0	1204	$1,375	$1.14	25d	1	1.21mi

Listing history 15 events

1. 2026-06-21
   days on market $139,900 Active 23 DOM
2. 2026-06-18
   days on market $139,900 Active 20 DOM
3. 2026-06-17
   days on market $139,900 Active 19 DOM
4. 2026-06-16
   days on market $139,900 Active 18 DOM
5. 2026-06-15
   days on market $139,900 Active 17 DOM
6. 2026-06-13
   days on market $139,900 Active 15 DOM
7. 2026-06-10
   days on market $139,900 Active 12 DOM
8. 2026-06-09
   days on market $139,900 Active 11 DOM
9. 2026-06-08
   days on market $139,900 Active 10 DOM
10. 2026-06-07
    days on market $139,900 Active 9 DOM
11. 2026-06-05
    days on market $139,900 Active 6 DOM
12. 2026-06-03
    days on market $139,900 Active 5 DOM
13. 2026-06-02
    days on market $139,900 Active 4 DOM
14. 2026-06-01
    days on market $139,900 Active 3 DOM
15. 2026-05-31
    days on market $139,900 Active 2 DOM

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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 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: $19,816
• − Mortgage interest: −$7,837
• − Property taxes: −$932
• − Insurance: −$700
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,070
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,474/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

-15.2% since first listed

10 events — show timeline

• 2026-05-29 Listed $139,900 Greater Alabama MLS
• 2026-02-08 Price Changed $99,900 Greater Alabama MLS
• 2026-01-18 Price Changed $107,500 Greater Alabama MLS
• 2025-12-17 Price Changed $117,500 Greater Alabama MLS
• 2025-11-15 Price Changed $123,000 Greater Alabama MLS
• 2025-01-09 Price Changed $128,000 Greater Alabama MLS
• 2024-12-05 Price Changed $132,900 Greater Alabama MLS
• 2024-11-09 Price Changed $144,900 Greater Alabama MLS
• 2024-09-27 Price Changed $154,900 Greater Alabama MLS
• 2024-08-25 Price Changed $165,000 Greater Alabama MLS

Property tax history

+2.7%/yr

Latest (2025): $932 · +6.9% YoY. Source: county tax records.