410 Washington St · Bessemer, AL 35020

$15,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 106 Days on market

Built 1944 0.50 ac lot $12/sqft · 82% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Half-acre lot with an existing home being sold as is. Ideal for investors, builders, or anyone seeking a spacious lot with potential. Convenient access to Hwy 150 and Morgan Road and nearby schools, parks, and shops. No repairs or improvements will be made by the seller.

Key facts

• Nearby shops
• Half-acre lot
• Convenient access

Tags

• HALF-ACRE LOT
• EXISTING HOME
• CONVENIENT ACCESS
• NEARBY SCHOOLS
• NEARBY PARKS
• NEARBY SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (9.0% below list) — sets the bar for market timing.
• Cap rate 71.8% 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; 17 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).
• This rent runs 40% 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 7.78% ✓
• Cap rate: 71.76%
• Cash-on-cash: 233.79%
• DSCR: 11.40
• GRM: 1.1

CMA / ARV

• ARV (median comp): $81,854
• List price: $15,000
• Delta: -81.67%
• 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
412 Raimund Ave	0.07mi	2/1.0 (-1)	1,212 (+1%)	20mo	$47,800	$39	74
8 Owen Ave	0.44mi	3/1.0	1,114 (-7%)	2mo	$55,000	$49	66
137 Elrie Blvd	0.30mi	2/2.0 (-1)	1,288 (+7%)	3mo	$129,000	$100	63
424 Joseph St	0.22mi	3/2.0	1,072 (-11%)	10mo	$155,000	$145	60
63 Bluebell St	0.61mi	4/1.5 (+1)	1,232 (+3%)	3mo	$100,000	$81	58
427 Gladys St	0.73mi	3/1.0	1,248 (+4%)	3mo	$32,000	$26	57
401 Brook Ave	0.51mi	3/1.0	1,320 (+10%)	7mo	$122,500	$93	54
100 Black Ave	0.66mi	3/2.0	1,232 (+3%)	10mo	$146,000	$119	52
990 Bluff St	0.74mi	3/2.0	1,256 (+5%)	4mo	$115,000	$92	50
419 Gladys St	0.74mi	3/2.0	1,272 (+6%)	6mo	$169,000	$133	46
207 Short Mcadory Ave	0.57mi	3/2.0	1,312 (+9%)	15mo	$99,900	$76	41
235 Kyser Ave	0.59mi	3/1.0	1,064 (-11%)	16mo	$62,000	$58	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.02×
• Total profit: $46,283
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 23.44×
• Total profit: $94,265
• Equity at exit: $1,297

Cash invested: $4,200 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $818

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	43d	1	0.50mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	15d	1	0.58mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	23d	1	0.73mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	11d	1	0.76mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	23d	1	0.76mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	43d	1	0.83mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	43d	1	0.85mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	23d	1	0.91mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	23d	1	0.92mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	21d	1	0.93mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	3d	1	0.93mi
3626 Wind Ridge Ln Bessemer, AL	3.0	2.0	1305	$1,850	$1.42	2d	1	1.03mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	43d	1	1.10mi
4015 Goodwin Rd Bessemer, AL	3.0	2.0	1200	$1,211	$1.01	15d	1	1.15mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	23d	1	1.21mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	23d	1	1.44mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	10d	1	1.45mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $15,000 Pending 106 DOM
2. 2026-06-15
   days on market $15,000 Active 105 DOM
3. 2026-06-13
   days on market $15,000 Active 103 DOM
4. 2026-06-10
   days on market $15,000 Active 100 DOM
5. 2026-06-09
   days on market $15,000 Active 99 DOM
6. 2026-06-08
   days on market $15,000 Active 98 DOM
7. 2026-06-07
   days on market $15,000 Active 97 DOM
8. 2026-06-05
   days on market $15,000 Active 94 DOM
9. 2026-06-03
   days on market $15,000 Active 93 DOM
10. 2026-06-02
    days on market $15,000 Active 92 DOM
11. 2026-06-01
    days on market $15,000 Active 91 DOM
12. 2026-05-31
    days on market $15,000 Active 90 DOM
13. 2026-05-05
    status Active 271-char remark

    Show marketing remark (271 chars)

    Half-acre lot with an existing home being sold as is. Ideal for investors, builders, or anyone seeking a spacious lot with potential. Convenient access to Hwy 150 and Morgan Road and nearby schools, parks, and shops. No repairs or improvements will be made by the seller.

14. 2026-01-15
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Half-acre lot with an existing home being sold as is. Ideal for investors, builders, or anyone seeking a spacious lot with potential. Convenient access to Hwy 150 and Morgan Road and nearby schools, parks, and shops. No repairs or improvements will be made by the seller.

15. 2025-11-12
    listed $15,000 Active 271-char remark

    Show marketing remark (271 chars)

    Half-acre lot with an existing home being sold as is. Ideal for investors, builders, or anyone seeking a spacious lot with potential. Convenient access to Hwy 150 and Morgan Road and nearby schools, parks, and shops. No repairs or improvements will be made by the seller.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $14,004
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$436
• Taxable income: $10,187
• Est. tax owed @ 24.0%: −$2,445
• After-tax cash flow: $7,374/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

3 events — show timeline

• 2026-05-05 Relisted — Greater Alabama MLS
• 2026-01-15 Pending — Greater Alabama MLS
• 2025-11-12 Listed $15,000 Greater Alabama MLS

Property tax history

+1.3%/yr

Latest (2025): $896 · +0.0% YoY. Source: county tax records.