1217 Clubhouse Rd · Bessemer, AL 35020

$135,000

4 bd · 1.5 ba · 2,322 sqft · SingleFamily public records · 140 Days on market

Built 1965 4.49 ac lot $58/sqft · 48% above area Est $167k · 19% under

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• 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

Unique opportunity 4.8 acres and House to update to flip or live in.

Key facts

• 4.8 acres
• 4.49 acre lot
• 2 garage spots

Tags

• 4.8 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,440/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 1001% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 140 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1965 — 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. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $167,027
• List price: $135,000
• Delta: -19.17%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Minnesota Ave	0.38mi	4/2.0	2,254 (-3%)	16mo	$164,000	$73	62
1230 Longbrook Dr	0.29mi	3/2.0 (-1)	2,186 (-6%)	11mo	$185,000	$85	60
330 11th St S	0.37mi	4/2.0	2,222 (-4%)	18mo	$126,000	$57	59
415 19th St S	0.71mi	4/1.5	2,426 (+4%)	7mo	$85,000	$35	54
610 Owen Ave	0.64mi	4/2.0	2,184 (-6%)	6mo	$130,000	$60	53
1608 Dartmouth Ave	0.50mi	4/2.0	2,138 (-8%)	12mo	$105,000	$49	51
1711 Dartmouth Ave	0.56mi	3/2.0 (-1)	2,372 (+2%)	18mo	$155,000	$65	48
1716 Exeter Ave	0.56mi	4/2.0	2,088 (-10%)	13mo	$136,000	$65	44

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-11,283
• Equity at exit: $20,129

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-7,047
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $233

Break-even live

Break-even rent $1,146

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $309	-5% $271	+0% $233	+5% $194	+10% $156
Rent	-10% $119	-5% $176	+0% $233	+5% $289	+10% $346
Rate	-1.0pp $300	-0.5pp $267	base $233	+0.5pp $198	+1.0pp $162

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	44d	1	0.47mi
1510 Berkley Ave Bessemer, AL	4.0	2.0	2329	$1,540	$0.66	17d	1	0.56mi
1811 Fairfax Ave Bessemer, AL	4.0	2.0	1732	$1,350	$0.78	24d	1	0.60mi
1930 Granville Ave Bessemer, AL	5.0	2.0	1960	$1,500	$0.77	44d	1	0.73mi
1420 3rd Ave N Bessemer, AL	5.0	3.0	2160	$1,450	$0.67	44d	1	0.88mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	11d	1	0.98mi

Listing history 16 events

1. 2026-06-21
   days on market $135,000 Active 140 DOM
2. 2026-06-18
   days on market $135,000 Active 137 DOM
3. 2026-06-17
   days on market $135,000 Active 136 DOM
4. 2026-06-16
   days on market $135,000 Active 135 DOM
5. 2026-06-15
   days on market $135,000 Active 134 DOM
6. 2026-06-13
   days on market $135,000 Active 132 DOM
7. 2026-06-10
   days on market $135,000 Active 129 DOM
8. 2026-06-09
   days on market $135,000 Active 128 DOM
9. 2026-06-08
   days on market $135,000 Active 127 DOM
10. 2026-06-07
    days on market $135,000 Active 126 DOM
11. 2026-06-05
    days on market $135,000 Active 123 DOM
12. 2026-06-03
    days on market $135,000 Active 122 DOM
13. 2026-06-02
    days on market $135,000 Active 121 DOM
14. 2026-06-01
    days on market $135,000 Active 120 DOM
15. 2026-05-31
    days on market $135,000 Active 119 DOM
16. 2026-02-01
    listed $135,000 Active 68-char remark

    Show marketing remark (68 chars)

    Unique opportunity 4.8 acres and House to update to flip or live in.

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,691 · $141/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 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $17,281
• − Mortgage interest: −$7,562
• − Property taxes: −$1,691
• − Insurance: −$675
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,927
• Taxable income: $660
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,632/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

1 event — show timeline

• 2026-02-01 Listed $135,000 Greater Alabama MLS

Property tax history

+1.3%/yr

Latest (2025): $1,691 · +0.0% YoY. Source: county tax records.