1822 Exeter Ave · Bessemer, AL 35020

$92,500

2 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 167 Days on market

Built 1930 9,583 sqft lot $54/sqft · 13% above area Est $82k · 13% over

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Why this score? — see what drove the D+ 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great income producing property! This home is currently tenant occupied & features 3 bedrooms and 2 full bathrooms. Large front porch leads to living room and dining room. Kitchen features eat in area & electric stove, & fridge. Original hardwoods throughout most of the house. Primary bedroom conveniently located off of kitchen with private bathroom featuring a tub/shower combo & access to the laundry room. Front bedrooms is large & features its on private entrance from the front porch. The 3rd bedroom is also spacious & shares the hall bathroom with a tub/shower combo. Per seller this home has a new roof & will install new HVAC at closing.

Key facts

• Original hardwoods
• Large front porch
• New hvac

Tags

• LARGE FRONT PORCH
• ORIGINAL HARDWOODS
• PRIVATE BATHROOM
• PRIVATE ENTRANCE
• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 falling (-3.1%/yr); 115 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 35% 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 $640 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 167 days — a 12% lower offer ($81k) 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 flood risk; major wind risk, 37% 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 $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $81,981
• List price: $92,500
• Delta: 12.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Exeter Ave	0.10mi	2/1.0	1,569 (-9%)	7mo	$41,500	$26	75
1531 Dartmouth Ave	0.26mi	3/2.0 (+1)	1,590 (-7%)	2mo	$88,000	$55	65
1424 Dartmouth Ave	0.38mi	3/2.0 (+1)	1,800 (+5%)	1mo	$73,000	$41	64
1705 Exeter Ave	0.13mi	3/2.0 (+1)	1,568 (-9%)	22mo	$69,800	$45	52
2124 Clarendon Ave	0.33mi	3/2.0 (+1)	1,587 (-8%)	17mo	$35,500	$22	49
5937 Malcom Ave	0.66mi	3/2.0 (+1)	1,692 (-1%)	12mo	$90,000	$53	48
1320 Longbrook Dr	0.48mi	3/2.5 (+1)	1,632 (-5%)	18mo	$205,000	$126	44
2306 Clarendon Ave	0.46mi	3/2.0 (+1)	1,492 (-13%)	5mo	$10,000	$7	43

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-4,720
• Equity at exit: $13,792

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,254
• Equity at exit: $7,998

Cash invested: $25,900 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$485
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $209

Break-even live

Break-even rent $776

Max offer price $92,500

Occupancy floor 75%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	11d	1	0.06mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	1d	1	0.20mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	43d	1	0.26mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	43d	1	0.32mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	23d	1	1.04mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	23d	1	1.09mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	2d	1	1.14mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	43d	1	1.18mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	23d	1	1.19mi
3216 Avenue B Unit B Bessemer, AL	3.0	2.0	1220	$1,100	$0.90	43d	1	1.36mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	43d	1	1.36mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	43d	1	1.44mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	23d	1	1.47mi

Listing history 9 events

1. 2026-06-05
   days on market $92,500 Active 167 DOM
2. 2026-06-03
   days on market $92,500 Active 166 DOM
3. 2026-06-02
   days on market $92,500 Active 165 DOM
4. 2026-06-01
   days on market $92,500 Active 164 DOM
5. 2026-05-31
   days on market $92,500 Active 163 DOM
6. 2025-12-19
   listed $92,500 Active 689-char remark

   Show marketing remark (689 chars)

   Great income producing property! This home is currently tenant occupied & features 3 bedrooms and 2 full bathrooms. Large front porch leads to living room and dining room. Kitchen features eat in area & electric stove, & fridge. Original hardwoods throughout most of the house. Primary bedroom conveniently located off of kitchen with private bathroom featuring a tub/shower combo & access to the laundry room. Front bedrooms is large & features its on private entrance from the front porch. The 3rd bedroom is also spacious & shares the hall bathroom with a tub/shower combo. Per seller this home has a new roof & will install new HVAC at closing.

7. 2025-08-29
   soldstatus $431,000
8. 2023-01-25
   soldstatus $900,000
9. 1984-02-23
   soldstatus $18,500

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 6/10 Major FEMA zone X (unshaded) · 72% 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 37% 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: $12,485
• − Mortgage interest: −$5,181
• − Property taxes: −$1,070
• − Insurance: −$462
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,691
• Taxable income: $1,082
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,250/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

+400.0% since first listed

4 events — show timeline

• 2025-12-19 Listed $92,500 Greater Alabama MLS
• 2025-08-29 Sold (Public Records) $431,000 Public Records
• 2023-01-25 Sold (Public Records) $900,000 Public Records
• 1984-02-23 Sold (Public Records) $18,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,070 · +4.4% YoY. Source: county tax records.