The Hayden Plan · Bessemer, AL 35111

$344,900

5 bd · 3.0 ba · 2,511 sqft · SingleFamily · 165 Days on market

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hayden is a spacious two-story plan with 5 bedrooms and 3 bathrooms, covering 2,511 square feet. On the main level, you'll find a versatile flex room near the foyer, perfect for a formal dining area or a convenient home office. The gourmet kitchen boasts an expansive island for added seating, stunning granite countertops, stainless steel appliances, and a generous pantry. It seamlessly connects to the dining space and a roomy living area. Completing the main level is a bedroom with a full bathroom, providing flexibility and convenience for guests or family members. Upstairs, the Primary Bedroom awaits, offering a lavish bath with a shower, private bathroom, double vanities with marble counters, and a spacious walk-in closet. Additionally, the second level comprises three more bedrooms, a full bathroom, a walk-in laundry room, and a loft-style living area, catering to all your family's needs. The Hayden is meticulously finished with high-quality materials and craftsmanship in every corner, showcasing an exceptional attention to detail. You can feel confident in your investment, as it comes with the added assurance of a one-year builder's warranty. Get ready to experience an added level of excitement in your new home, complete with a cutting-edge smart home technology package. This user-friendly package is designed to make it incredibly easy for you to control essential features with just a simple touch, offering you both convenience and modernity. The package includes a

Key facts

• Expansive island
• Generous pantry
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• EXPANSIVE ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS PANTRY
• PRIMARY BEDROOM

🏗️ New construction. The $344,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $425,105.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-710 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (18.2% below list).
• Recommended offer: $282k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 5.9% in Bessemer — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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: 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 39% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $13k 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 165 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $281,970 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $425,105
• List price: $344,900
• Delta: -18.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6387 Cove Ln	0.29mi	4/3.5 (-1)	2,604 (+4%)	17mo	$344,000	$132	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.04×
• Total profit: $-114,079
• Equity at exit: $63,385

10-year hold

• IRR: -28.4%
• Equity multiple: -0.32×
• Total profit: $-157,413
• Equity at exit: $36,755

Cash invested: $119,029 (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 35111

• Home prices YoY: -20.0%
• Active inventory: 353
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,820 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,377/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-710

Break-even live

Break-even rent $3,719

Max offer price $322,332

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-563	+0% $-710	+5% $-857	+10% $-1,004
Rent	-10% $-933	-5% $-822	+0% $-710	+5% $-599	+10% $-487
Rate	-1.0pp $-496	-0.5pp $-602	base $-710	+0.5pp $-820	+1.0pp $-932

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: $106,276
• Closing costs: $12,753
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6062 Overlook Ln Bessemer, AL	4.0	2.5	2294	$2,605	$1.14	45d	1	1.01mi
6248 Letson Farms Dr Bessemer, AL	4.0	2.5	2300	$2,300	$1.00	12d	1	1.27mi

Listing history 16 events

1. 2026-06-21
   days on market $344,900 Active 165 DOM
2. 2026-06-18
   days on market $344,900 Active 162 DOM
3. 2026-06-17
   days on market $344,900 Active 161 DOM
4. 2026-06-16
   days on market $344,900 Active 160 DOM
5. 2026-06-15
   days on market $344,900 Active 159 DOM
6. 2026-06-13
   days on market $344,900 Active 157 DOM
7. 2026-06-10
   days on market $344,900 Active 154 DOM
8. 2026-06-09
   days on market $344,900 Active 153 DOM
9. 2026-06-08
   days on market $344,900 Active 152 DOM
10. 2026-06-07
    days on market $344,900 Active 151 DOM
11. 2026-06-05
    days on market $344,900 Active 148 DOM
12. 2026-06-03
    days on market $344,900 Active 147 DOM
13. 2026-06-02
    days on market $344,900 Active 146 DOM
14. 2026-06-01
    days on market $344,900 Active 145 DOM
15. 2026-05-31
    days on market $344,900 Active 144 DOM
16. 2026-01-07
    listed $344,900 Active 1497-char remark

    Show marketing remark (1497 chars)

    The Hayden is a spacious two-story plan with 5 bedrooms and 3 bathrooms, covering 2,511 square feet. On the main level, you'll find a versatile flex room near the foyer, perfect for a formal dining area or a convenient home office. The gourmet kitchen boasts an expansive island for added seating, stunning granite countertops, stainless steel appliances, and a generous pantry. It seamlessly connects to the dining space and a roomy living area. Completing the main level is a bedroom with a full bathroom, providing flexibility and convenience for guests or family members. Upstairs, the Primary Bedroom awaits, offering a lavish bath with a shower, private bathroom, double vanities with marble counters, and a spacious walk-in closet. Additionally, the second level comprises three more bedrooms, a full bathroom, a walk-in laundry room, and a loft-style living area, catering to all your family's needs. The Hayden is meticulously finished with high-quality materials and craftsmanship in every corner, showcasing an exceptional attention to detail. You can feel confident in your investment, as it comes with the added assurance of a one-year builder's warranty. Get ready to experience an added level of excitement in your new home, complete with a cutting-edge smart home technology package. This user-friendly package is designed to make it incredibly easy for you to control essential features with just a simple touch, offering you both convenience and modernity. The package includes a

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,836
• − Mortgage interest: −$23,812
• − Property taxes: −$6,377
• − Insurance: −$2,126
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$12,367
• Taxable loss: −$16,259
• Est. tax savings @ 24.0%: +$3,902
• After-tax cash flow: $-4,621/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: Tuscaloosa County · 206,491 people
• City population: 48,018
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 137.0

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 White (69%)
• Race & ethnicity: White 69% Black 24% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -51.52%
• Current HPI: 206.3808
• Rent YoY: —
• Metro: Tuscaloosa, 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

• 2026-01-07 Listed $344,900 Zillow