428 Bryant St · Bessemer, AL 35020

$75,000

3 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 54 Days on market

Built 1930 10,018 sqft lot $49/sqft · 26% below area Est $101k · 26% 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
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Comps Only

Key facts

• 0.23 acre lot
• Built 1930
• Listed 54 days

Property features AI

Finance

• Other: Approximately 0.23 acres; Subdivision: Bessemer
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; Parking at the main level
• Utilities: Public water; Connected sewer; Gas water heater; Underground utilities; Internet availability unknown
• Home design: Existing property; Single-story living areas (rooms listed on main level)
• Construction: Siding (other) exterior; Crawl space foundation
• Exterior features: Open deck; No pool; No patio; No garden/patio; Not waterfront; Lot not in flood plain; No notable lot view

Interior

• Kitchen: Dishwasher (built-in); Gas stove; Some stainless appliances; Laminate countertops
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Carpet, hardwood, and vinyl flooring; Brick wood-burning fireplace in the living room; Laminate kitchen countertops; No attic; No additional listed interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Jonesboro Elementary School (math 3% / reading 15%, grade F, #593 of 627 statewide, top 95%, 525 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 70% FRL vs 87% district-wide (17 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $519 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $75k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.51%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $101,224
• List price: $75,000
• Delta: -25.91%
• 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
425 Owen Ave	0.18mi	3/2.0	1,488 (-2%)	0mo	$83,000	$56	84
611 Bell St	0.10mi	3/1.0	1,581 (+4%)	9mo	$63,000	$40	81
234 Jefferson Ave	0.20mi	3/2.0	1,616 (+6%)	22mo	$115,000	$71	58
1017 Avenue G	0.49mi	3/2.0	1,608 (+6%)	13mo	$106,250	$66	52
408 Joseph St	0.59mi	2/1.0 (-1)	1,410 (-7%)	5mo	$62,000	$44	52
117 Raimund Ave	0.62mi	3/2.0	1,537 (+1%)	16mo	$175,000	$114	51
730 Clarendon Ave	0.27mi	3/1.0	1,345 (-11%)	21mo	$70,000	$52	51
208 Raimund Ave	0.62mi	3/2.0	1,424 (-6%)	10mo	$100,000	$70	48
207 Short Mcadory Ave	0.36mi	3/2.0	1,312 (-14%)	15mo	$99,900	$76	44
5937 Malcom Ave	0.53mi	3/2.0	1,692 (+12%)	12mo	$90,000	$53	42
817 4th Ave N	0.74mi	3/1.5	1,626 (+7%)	21mo	$85,000	$52	34
1320 Longbrook Dr	0.70mi	3/2.5	1,632 (+8%)	18mo	$205,000	$126	34

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: 19.3%
• Equity multiple: 1.75×
• Total profit: $15,843
• Equity at exit: $11,183

10-year hold

• IRR: 25.5%
• Equity multiple: 2.91×
• Total profit: $40,103
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $499

Break-even live

Break-even rent $668

Max offer price $75,000

Occupancy floor 57%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Bryant St Bessemer, AL	4.0	2.0	1540	$1,523	$0.99	3d	1	0.03mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	23d	1	0.31mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	43d	1	0.41mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	10d	1	0.42mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	43d	1	0.53mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	43d	1	0.56mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	15d	1	0.65mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	23d	1	0.75mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	43d	1	0.85mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	43d	1	0.91mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	1d	1	0.99mi
1811 Fairfax Ave Bessemer, AL	4.0	2.0	1732	$1,350	$0.78	23d	1	1.15mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	11d	1	1.22mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	43d	1	1.27mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	23d	1	1.39mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	2d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 54 DOM
2. 2026-06-17
   days on market $75,000 Active 53 DOM
3. 2026-06-16
   days on market $75,000 Active 52 DOM
4. 2026-06-15
   days on market $75,000 Active 51 DOM
5. 2026-06-13
   pricedays on market $75,000 Active 49 DOM
6. 2026-06-10
   days on market $80,000 Active 46 DOM
7. 2026-06-09
   days on market $80,000 Active 45 DOM
8. 2026-06-08
   days on market $80,000 Active 44 DOM
9. 2026-06-07
   days on market $80,000 Active 43 DOM
10. 2026-06-05
    days on market $80,000 Active 40 DOM
11. 2026-06-03
    days on market $80,000 Active 39 DOM
12. 2026-06-02
    days on market $80,000 Active 38 DOM
13. 2026-06-01
    days on market $80,000 Active 37 DOM
14. 2026-05-31
    days on market $80,000 Active 36 DOM
15. 2026-05-09
    price $80,000 785-char remark
16. 2026-04-25
    listed $89,000 Active 785-char remark
17. 2018-12-05
    soldstatus $50,000
18. 2018-12-02
    soldstatus $50,000 14-char remark

    Show marketing remark (14 chars)

    For Comps Only

19. 2018-09-30
    listed $50,000 14-char remark

    Show marketing remark (14 chars)

    For Comps Only

20. 1980-12-03
    soldstatus $41,500

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 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: $15,592
• − Mortgage interest: −$4,201
• − Property taxes: −$1,235
• − Insurance: −$375
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,182
• Taxable income: $5,104
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,763/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

+80.7% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $75,000 Greater Alabama MLS
• 2026-05-09 Price Changed $80,000 Greater Alabama MLS
• 2026-04-25 Listed $89,000 Greater Alabama MLS
• 2018-12-05 Sold (Public Records) $50,000 Public Records
• 2018-12-02 Sold (MLS) $50,000 Greater Alabama MLS
• 2018-09-30 Listed $50,000 Greater Alabama MLS
• 1980-12-03 Sold (Public Records) $41,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,235 · +0.0% YoY. Source: county tax records.