2124 Exeter Ave · Bessemer, AL 35020

$13,900

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 24 Days on market

Built 1951 9,147 sqft lot

---

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

Opportunity awaits in this two bedroom, one bath fire damaged home. No interior access. Subject to right of redemption, expires 03.26.27.

Key facts

• 9,147 sq ft lot
• Built 1951
• Listed 23 days

Property features AI

Finance

• HOA & community: No association; Subdivision: Bessemer

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1951; Living area approximately 1,164 (square feet)
• Construction: Frame construction; Slab foundation
• Exterior features: Public water; Public sewer

Interior

• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling; Heating details: See remarks
• Interior features: Fireplace (one)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• Cap rate 64.1% 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: 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 falling (-3.1%/yr); 115 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $96 of loan paydown is wiped out by about $417 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 24 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1951 — 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 $13,691 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 7.20% ✓
• Cap rate: 64.07%
• Cash-on-cash: 206.35%
• DSCR: 10.18
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $79,152
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Dartmouth Ave	0.14mi	3/1.0 (+1)	1,176 (+1%)	16mo	$79,900	$68	73
1615 Dartmouth Ave	0.50mi	3/1.0 (+1)	1,186 (+2%)	5mo	$47,500	$40	65
2712 Fairfax Ave	0.53mi	3/1.0 (+1)	1,040 (-11%)	1mo	$60,000	$58	51
1607 Holbrook Ave	0.58mi	3/2.0 (+1)	1,264 (+9%)	5mo	$31,000	$25	45
2831 Granville Ave	0.68mi	3/1.0 (+1)	1,200 (+3%)	19mo	$75,000	$63	42
1711 Holbrook Ave	0.51mi	3/2.0 (+1)	1,300 (+12%)	11mo	$124,000	$95	39
1625 Holbrook Ave	0.56mi	3/2.0 (+1)	1,288 (+11%)	14mo	$123,500	$96	35
1506 Avenue I	0.66mi	3/2.0 (+1)	1,312 (+13%)	12mo	$141,000	$107	29

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: 10.63×
• Total profit: $37,471
• Equity at exit: $2,073

10-year hold

• IRR: —
• Equity multiple: 20.61×
• Total profit: $76,309
• Equity at exit: $1,202

Cash invested: $3,892 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,000 high
• Mortgage (P&I): −$73
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $669

Break-even live

Break-even rent $153

Max offer price $13,900

Occupancy floor 28%

Sensitivity live

Price	-10% $677	-5% $673	+0% $669	+5% $665	+10% $661
Rent	-10% $590	-5% $630	+0% $669	+5% $709	+10% $748
Rate	-1.0pp $676	-0.5pp $673	base $669	+0.5pp $666	+1.0pp $662

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: $3,475
• Closing costs: $417
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	12d	1	0.21mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	44d	1	0.24mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	44d	1	0.24mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	44d	1	0.35mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	3d	1	0.44mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	3d	1	0.55mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	44d	1	1.06mi
3216 Avenue B Unit B Bessemer, AL	3.0	2.0	1220	$1,100	$0.90	44d	1	1.09mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	44d	1	1.11mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	24d	1	1.13mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	1.15mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	1.19mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	1.20mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	24d	1	1.26mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	1.26mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	44d	1	1.27mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	24d	1	1.34mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	22d	1	1.36mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	4d	1	1.36mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	1.41mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	24d	1	1.43mi

Listing history 16 events

1. 2026-06-21
   days on market $13,900 Active 24 DOM
2. 2026-06-18
   days on market $13,900 Active 21 DOM
3. 2026-06-17
   days on market $13,900 Active 20 DOM
4. 2026-06-16
   pricedays on market $13,900 Active 19 DOM
5. 2026-06-15
   days on market $14,400 Active 18 DOM
6. 2026-06-13
   days on market $14,400 Active 16 DOM
7. 2026-06-10
   days on market $14,400 Active 13 DOM
8. 2026-06-09
   days on market $14,400 Active 12 DOM
9. 2026-06-08
   days on market $14,400 Active 11 DOM
10. 2026-06-07
    days on market $14,400 Active 10 DOM
11. 2026-06-05
    days on market $14,400 Active 7 DOM
12. 2026-06-03
    days on market $14,400 Active 6 DOM
13. 2026-06-02
    days on market $14,400 Active 5 DOM
14. 2026-06-01
    days on market $14,400 Active 4 DOM
15. 2026-05-31
    days on market $14,400 Active 3 DOM
16. 2026-05-28
    listed $14,400 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: $508 · $42/mo
• Projected year-2 tax: $508 · $42/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 7/10 Severe 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: $12,005
• − Mortgage interest: −$779
• − Property taxes: −$508
• − Insurance: −$70
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$404
• Taxable income: $8,323
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $6,033/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 $14,400 VMLS

Property tax history

-0.9%/yr

Latest (2025): $508 · -45.3% YoY. Source: county tax records.