2320 12th Ct N · Bessemer, AL 35020

$15,000

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 21 Days on market

Built 1940 7,405 sqft lot

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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

FIXER UPPER!

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 21 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing single-family style (per listing); Single-story living areas (rooms listed at level 1)
• Construction: Siding (other) exterior; Slab foundation
• Exterior features: No pool, patio, deck, or garden/patio; Not waterfront; Lot approximately 0.17 acres; Located in the Carver Place subdivision

Interior

• Kitchen: Solid surface countertops
• Bedrooms: Three bedrooms on main level
• Flooring: Hardwood floors; Subflooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No heating system; No air conditioning
• Interior features: 9-foot+ ceilings; Solid surface kitchen countertops; No additional interior amenities listed
• Laundry & utility: No heat and no air (no built-in HVAC); Electric water heater

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 $837 ($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: $15k (1.5% below list) — sets the bar for market timing.
• Cap rate 73.2% 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: Abrams Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 254 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 69% FRL vs 87% district-wide (18 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 41% 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 21 days — a 2% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,775 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 8.04% ✓
• Cap rate: 73.21%
• Cash-on-cash: 239.00%
• DSCR: 11.63
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $35,526
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 7th Ave N	0.56mi	3/1.0	1,216 (+6%)	8mo	$45,000	$37	57
2608 11th Ave N	0.29mi	4/2.0 (+1)	1,280 (+12%)	5mo	$156,900	$123	54
2820 11th Ave N	0.48mi	4/1.0 (+1)	1,191 (+4%)	16mo	$95,000	$80	53
1407 27th St N	0.36mi	3/1.0	1,306 (+14%)	9mo	$25,000	$19	53
1822 Short 18th St N	0.72mi	3/2.0	1,100 (-4%)	4mo	$146,000	$133	53
610 N 24th St	0.60mi	3/1.0	1,122 (-2%)	20mo	$17,000	$15	52
1523 15th Ave N	0.75mi	3/2.0	1,154 (+1%)	12mo	$142,500	$123	50
1700 8th Ave N	0.73mi	3/1.0	1,176 (+3%)	15mo	$32,500	$28	49
1301 29th St N	0.47mi	3/1.0	1,011 (-12%)	14mo	$31,000	$31	46
1223 28th St	0.40mi	2/1.0 (-1)	1,252 (+9%)	19mo	$15,500	$12	45
1700 N 14th Ave	0.59mi	3/1.0	1,232 (+8%)	21mo	$25,000	$20	43

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: 12.27×
• Total profit: $47,340
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 23.92×
• Total profit: $96,277
• 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: 1.0×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$79
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $837

Break-even live

Break-even rent $147

Max offer price $15,000

Occupancy floor 26%

Sensitivity live

Price	-10% $845	-5% $841	+0% $837	+5% $832	+10% $828
Rent	-10% $741	-5% $789	+0% $837	+5% $884	+10% $932
Rate	-1.0pp $844	-0.5pp $840	base $837	+0.5pp $833	+1.0pp $829

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	44d	1	0.32mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	44d	1	0.84mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	0.86mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	0.89mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	20d	1	0.99mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	1.00mi
2423 Circle Dr Bessemer, AL	2.0	1.0	732	$1,050	$1.43	44d	1	1.11mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	24d	1	1.17mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	1.19mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	24d	1	1.28mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	44d	1	1.32mi
2129 13th St N Bessemer, AL	4.0	1.0	1378	$1,445	$1.05	15d	1	1.35mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	44d	1	1.37mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	12d	1	1.43mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	44d	1	1.43mi
2832 Clyburne St Bessemer, AL	3.0	2.0	1295	$1,650	$1.27	2d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $15,000 Active 21 DOM
2. 2026-06-17
   days on market $15,000 Active 20 DOM
3. 2026-06-16
   days on market $15,000 Active 19 DOM
4. 2026-06-15
   days on market $15,000 Active 18 DOM
5. 2026-06-13
   pricedays on market $15,000 Active 16 DOM
6. 2026-06-10
   days on market $19,000 Active 13 DOM
7. 2026-06-09
   days on market $19,000 Active 12 DOM
8. 2026-06-08
   days on market $19,000 Active 11 DOM
9. 2026-06-07
   days on market $19,000 Active 10 DOM
10. 2026-06-05
    days on market $19,000 Active 7 DOM
11. 2026-06-03
    days on market $19,000 Active 6 DOM
12. 2026-06-02
    days on market $19,000 Active 5 DOM
13. 2026-06-01
    days on market $19,000 Active 4 DOM
14. 2026-05-31
    days on market $19,000 Active 3 DOM
15. 2026-05-28
    listed $19,000 Active

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $372 · $31/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $14,468
• − Mortgage interest: −$840
• − Property taxes: −$372
• − Insurance: −$75
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$436
• Taxable income: $10,429
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $7,535/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

• 2026-05-28 Listed $19,000 Greater Alabama MLS

Property tax history

+1.3%/yr

Latest (2025): $372 · +0.0% YoY. Source: county tax records.