The Coleman Headwinds Ln · Bessemer, AL 35022

$281,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 362 Days on market

Built 2026 Excellent condition $137/sqft · 7% below area Est $302k · 7% under $38/mo HOA · 2% of rent ↓ 3% since listing

---

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 +11.4/30.0
• ARV discount +10.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

Key facts

• Covered front porch
• 2 garage spots
• Built 2026

Tags

• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $282k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (15.2% below list).
• Recommended offer: $239k (15.2% below list) — sets the bar for 1% rule.

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: Westhills Elementary School (math 8% / reading 27%, grade F, #486 of 627 statewide, top 79%, 315 students, 75% FRL); 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: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 35% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 362 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $239,131 (15.2% 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 362 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $302,187
• List price: $281,900
• Delta: -6.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5380 Tailwinds Dr	0.04mi	3/2.5 (-1)	1,933 (-6%)	0mo	$293,010	$152	83
5384 Tailwinds Dr	0.04mi	3/2.5 (-1)	1,933 (-6%)	1mo	$303,175	$157	83
5393 Tailwinds Dr	0.09mi	3/2.5 (-1)	1,933 (-6%)	1mo	$288,435	$149	80
5457 Headwinds Ln	0.12mi	3/2.5 (-1)	1,933 (-6%)	3mo	$282,850	$146	77
5452 Headwinds Ln	0.12mi	3/2.5 (-1)	2,231 (+9%)	3mo	$297,320	$133	73
5445 Headwinds Ln	0.12mi	3/2.5 (-1)	2,231 (+9%)	3mo	$315,360	$141	72
5461 Headwinds Ln	0.12mi	3/2.5 (-1)	2,231 (+9%)	4mo	$306,030	$137	72
5465 Headwinds Ln	0.12mi	3/2.5 (-1)	2,231 (+9%)	4mo	$288,440	$129	72
5472 Headwinds Ln	0.12mi	3/2.5 (-1)	2,231 (+9%)	4mo	$288,685	$129	72
87 Carriage House Rd	0.31mi	4/2.0	1,926 (-6%)	3mo	$218,000	$113	71
79 Carriage House Rd	0.33mi	4/2.0	1,926 (-6%)	4mo	$215,000	$112	70
13 Royal Coach Cir	0.70mi	4/2.0	1,900 (-8%)	4mo	$244,000	$128	50

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: -13.2%
• Equity multiple: 0.50×
• Total profit: $-39,162
• Equity at exit: $42,032

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $15,702
• Equity at exit: $24,374

Cash invested: $78,932 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$1,478
• Tax est. 1.5%: −$352 /mo · $4,228/yr
• Insurance: −$117
• HOA: −$38
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-97

Break-even live

Break-even rent $2,514

Max offer price $267,862

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $0	+0% $-97	+5% $-194	+10% $-292
Rent	-10% $-286	-5% $-191	+0% $-97	+5% $-3	+10% $92
Rate	-1.0pp $45	-0.5pp $-25	base $-97	+0.5pp $-170	+1.0pp $-244

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: $70,475
• Closing costs: $8,457
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,650	$1.03	25d	1	0.26mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	17d	1	0.39mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	45d	1	0.66mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	3d	1	1.13mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	3d	1	1.36mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 26 events

1. 2026-06-21
   days on market $281,900 Active 362 DOM
2. 2026-06-18
   days on market $281,900 Active 359 DOM
3. 2026-06-17
   days on market $281,900 Active 358 DOM
4. 2026-06-16
   days on market $281,900 Active 357 DOM
5. 2026-06-15
   days on market $281,900 Active 356 DOM
6. 2026-06-13
   days on market $281,900 Active 354 DOM
7. 2026-06-10
   days on market $281,900 Active 351 DOM
8. 2026-06-09
   days on market $281,900 Active 350 DOM
9. 2026-06-08
   days on market $281,900 Active 349 DOM
10. 2026-06-07
    days on market $281,900 Active 348 DOM
11. 2026-06-05
    days on market $281,900 Active 345 DOM
12. 2026-06-03
    days on market $281,900 Active 344 DOM
13. 2026-06-02
    days on market $281,900 Active 343 DOM
14. 2026-06-01
    days on market $281,900 Active 342 DOM
15. 2026-05-31
    days on market $281,900 Active 341 DOM
16. 2026-05-01
    price $281,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

17. 2026-04-01
    price $280,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

18. 2026-02-27
    price $279,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

19. 2026-02-26
    status Active 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

20. 2025-03-22
    historical 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

21. 2025-03-17
    price $282,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

22. 2025-03-17
    price $283,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

23. 2025-03-04
    price $293,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

24. 2025-02-18
    price $292,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

25. 2025-01-08
    price $291,900 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

26. 2024-07-17
    listed $290,900 Active 568-char remark

    Show marketing remark (568 chars)

    PROPOSED CONSTRUCTION! The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room. Pictures are of a similar home. Features will vary

ⓘ 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: $28,696
• − Mortgage interest: −$15,791
• − Property taxes: −$4,228
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − HOA: −$456
• − Depreciation: −$8,201
• Taxable loss: −$5,981
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $271/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen, two full bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from minor aesthetic updates to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Add a smart home system — Modern technology can increase home value and appeal to tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Add a smart home system — Modern technology can increase home value and appeal to tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.1% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $281,900 Greater Alabama MLS
• 2026-04-01 Price Changed $280,900 Greater Alabama MLS
• 2026-02-27 Price Changed $279,900 Greater Alabama MLS
• 2026-02-26 Relisted — Greater Alabama MLS
• 2025-03-22 Delisted — Greater Alabama MLS
• 2025-03-17 Price Changed $282,900 Greater Alabama MLS
• 2025-03-17 Price Changed $283,900 Greater Alabama MLS
• 2025-03-04 Price Changed $293,900 Greater Alabama MLS
• 2025-02-18 Price Changed $292,900 Greater Alabama MLS
• 2025-01-08 Price Changed $291,900 Greater Alabama MLS
• 2024-07-17 Listed $290,900 Greater Alabama MLS