The Hampton Headwinds Ln · Bessemer, AL 35022

$273,990

4 bd · 2.0 ba · 1,754 sqft · SingleFamily · 129 Days on market

Built 2026 Good condition 7,840 sqft lot 2-car garage $156/sqft · 7% below area Est $294k · 7% under

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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 +11.3/30.0
• ARV discount +10.6/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.0/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Hampton at Crosswinds at Cedar Creek, a stunning example of one-level living that combines elegance and functionality. This home features 1,754 square feet of beautifully designed space, offering four spacious bedrooms and two meticulously crafted bathrooms. The open floor plan seamlessly connects the living areas, making it ideal for both relaxation and entertaining. Step outside onto the covered patio or the inviting covered porch, perfect for enjoying your morning coffee or hosting evening gatherings. Each detail of the Hampton has been thoughtfully considered to enhance your lifestyle, providing a harmonious blend of comfort and style.

Key facts

• Covered porch
• Open floor plan
• Covered patio

Tags

• ONE LEVEL LIVING
• OPEN FLOOR PLAN
• COVERED PATIO
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (17.1% below list).
• Recommended offer: $227k (17.1% 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: Greenwood Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 286 students, 77% 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); 390 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 33% 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 129 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,134 (17.1% 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 129 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $294,125
• List price: $273,990
• Delta: -6.85%
• 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
5369 Tailwinds Dr	0.09mi	3/2.0 (-1)	1,740 (-1%)	0mo	$287,525	$165	89
5460 Headwinds Ln	0.12mi	3/2.0 (-1)	1,740 (-1%)	4mo	$282,965	$163	84
5340 Tailwinds Dr	0.04mi	3/2.0 (-1)	1,679 (-4%)	5mo	$288,615	$172	82
5381 Tailwinds Dr	0.09mi	3/2.0 (-1)	1,679 (-4%)	2mo	$284,295	$169	82
5389 Tailwinds Dr	0.09mi	3/2.0 (-1)	1,679 (-4%)	3mo	$287,065	$171	82
5444 Headwinds Ln	0.12mi	3/2.0 (-1)	1,679 (-4%)	4mo	$286,980	$171	79
5456 Headwinds Ln	0.12mi	3/2.0 (-1)	1,679 (-4%)	4mo	$277,815	$165	79
5368 Tailwinds Dr	0.04mi	3/2.5 (-1)	1,933 (+10%)	1mo	$281,790	$146	74
5380 Tailwinds Dr	0.04mi	3/2.5 (-1)	1,933 (+10%)	2mo	$293,010	$152	73
5384 Tailwinds Dr	0.04mi	3/2.5 (-1)	1,933 (+10%)	2mo	$303,175	$157	72
5393 Tailwinds Dr	0.09mi	3/2.5 (-1)	1,933 (+10%)	3mo	$288,435	$149	70
5457 Headwinds Ln	0.12mi	3/2.5 (-1)	1,933 (+10%)	5mo	$282,850	$146	67

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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-38,674
• Equity at exit: $40,853

10-year hold

• IRR: 1.9%
• Equity multiple: 1.17×
• Total profit: $12,966
• Equity at exit: $23,690

Cash invested: $76,717 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 16 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $274,490 ($157/sqft)
• Median days on market: 257 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 390
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,437
• Tax est. 1.5%: −$342 /mo · $4,110/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-99

Break-even live

Break-even rent $2,397

Max offer price $259,646

Occupancy floor 99%

Sensitivity live

Price	-10% $90	-5% $-4	+0% $-99	+5% $-194	+10% $-288
Rent	-10% $-279	-5% $-189	+0% $-99	+5% $-9	+10% $80
Rate	-1.0pp $39	-0.5pp $-29	base $-99	+0.5pp $-170	+1.0pp $-242

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: $68,498
• Closing costs: $8,220
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,550	$0.99	41d	1	0.26mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	65d	1	0.39mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	92d	1	0.66mi
26 Royal Coach Cir Bessemer, AL	3.0	2.0	1612	$1,676	$1.04	19d	1	0.66mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,646	$1.00	25d	1	1.13mi
4758 Rosser Loop Dr Bessemer, AL	3.0	2.0	1469	$1,880	$1.28	15d	1	1.18mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	15d	1	1.36mi

Property features AI

Finance

• Other: Lot size approximately 0.18 acresNot in a flood plainNo poolNo deckNo garden/patio beyond listed patio
• Financial info: Home is eligible for down payment assistance
• HOA & community: HOA fees include: Other

Exterior

• Parking: Front entry attached garage2-car garage on main level
• Utilities: Public waterConnected sewerUnderground utilitiesInternet service availability unknown
• Home design: Single-family property (proposed construction)Siding with Hardiplank exteriorSlab foundation
• Construction: Proposed constructionHardiplank sidingSlab foundation
• Exterior features: PorchOpen patio

Interior

• Kitchen: Laminate countertopsGas cooktopElectric ovenGas stoveBuilt-in microwaveBuilt-in dishwasher
• Bedrooms: Master bedroom on main levelMultiple additional bedrooms on main level (three bedrooms)Bedroom sizes approx. 14x15, 11x10, 11x10, 10x11
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsTub/shower comboLinen closet
• Heating & cooling: Gas heatingElectric cooling
• Interior features: 9 ft. and higher ceilings with smooth and trey ceiling detailsPer building plan living areaNo atticNo interior-specific additional features listed
• Laundry & utility: Laundry room on upper/main level (listed as Laundry Upper Level and Room)Washer hookupElectric dryer hookupElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $273,990 Active 129 DOM
2. 2026-08-07
   days on market $273,990 Active 128 DOM
3. 2026-08-06
   days on market $273,990 Active 127 DOM
4. 2026-08-05
   days on market $273,990 Active 126 DOM
5. 2026-08-04
   days on market $273,990 Active 125 DOM
6. 2026-08-03
   days on market $273,990 Active 124 DOM
7. 2026-08-01
   price $273,990 Active 121 DOM
8. 2026-07-31
   days on market $272,900 Active 121 DOM
9. 2026-07-30
   days on market $272,900 Active 119 DOM
10. 2026-07-28
    days on market $272,900 Active 118 DOM
11. 2026-07-26
    days on market $272,900 Active 116 DOM
12. 2026-07-24
    days on market $272,900 Active 114 DOM
13. 2026-07-23
    days on market $272,900 Active 113 DOM
14. 2026-07-22
    days on market $272,900 Active 112 DOM
15. 2026-07-21
    days on market $272,900 Active 111 DOM
16. 2026-07-20
    days on market $272,900 Active 110 DOM
17. 2026-07-19
    days on market $272,900 Active 108 DOM
18. 2026-07-18
    days on market $272,900 Active 107 DOM
19. 2026-07-16
    days on market $272,900 Active 106 DOM
20. 2026-07-15
    days on market $272,900 Active 105 DOM
21. 2026-07-14
    days on market $272,900 Active 104 DOM
22. 2026-07-13
    days on market $272,900 Active 103 DOM
23. 2026-07-13
    days on market $272,900 Active 102 DOM
24. 2026-07-11
    days on market $272,900 Active 101 DOM
25. 2026-07-10
    days on market $272,900 Active 100 DOM
26. 2026-07-09
    days on market $272,900 Active 99 DOM
27. 2026-07-07
    days on market $272,900 Active 97 DOM
28. 2026-07-06
    days on market $272,900 Active 96 DOM
29. 2026-07-05
    days on market $272,900 Active 95 DOM
30. 2026-07-03
    days on market $272,900 Active 93 DOM
31. 2026-07-02
    pricedays on market $272,900 Active 92 DOM
32. 2026-07-01
    days on market $270,900 Active 91 DOM
33. 2026-06-30
    days on market $270,900 Active 90 DOM
34. 2026-06-29
    days on market $270,900 Active 89 DOM
35. 2026-06-28
    days on market $270,900 Active 88 DOM
36. 2026-06-27
    days on market $270,900 Active 87 DOM
37. 2026-06-27
    days on market $270,900 Active 86 DOM
38. 2026-06-25
    days on market $270,900 Active 84 DOM
39. 2026-06-22
    days on market $270,900 Active 82 DOM
40. 2026-06-21
    days on market $270,900 Active 81 DOM
41. 2026-06-18
    days on market $270,900 Active 78 DOM
42. 2026-06-17
    days on market $270,900 Active 77 DOM
43. 2026-06-16
    days on market $270,900 Active 76 DOM
44. 2026-06-15
    days on market $270,900 Active 75 DOM
45. 2026-06-13
    days on market $270,900 Active 73 DOM
46. 2026-06-10
    days on market $270,900 Active 70 DOM
47. 2026-06-09
    days on market $270,900 Active 69 DOM
48. 2026-06-08
    days on market $270,900 Active 68 DOM
49. 2026-06-07
    days on market $270,900 Active 67 DOM
50. 2026-06-05
    days on market $270,900 Active 64 DOM

ⓘ 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: $27,256
• − Mortgage interest: −$15,348
• − Property taxes: −$4,110
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$7,971
• Taxable loss: −$5,903
• Est. tax savings @ 24.0%: +$1,417
• After-tax cash flow: $227/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with no major repairs needed. It is move-in ready and would benefit from fresh paint and cleaning gutters to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint enhances curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Greenwood Elementary School F AL #508/627 Nat'l #36,424/41,679 Middle Bessemer City Middle School F AL #215/257 Nat'l #12,966/14,009 High Bessemer City High School F AL #276/305 Nat'l #16,861/17,239

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

D Composite livability gradescore 59/100

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 · 669,185 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: 4% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Lot size approximately 0.18 acresNot in a flood plainNo poolNo deckNo garden/patio beyond listed patio
• Financial info: Home is eligible for down payment assistance
• HOA & community: HOA fees include: Other

Exterior

• Parking: Front entry attached garage2-car garage on main level
• Utilities: Public waterConnected sewerUnderground utilitiesInternet service availability unknown
• Home design: Single-family property (proposed construction)Siding with Hardiplank exteriorSlab foundation
• Construction: Proposed constructionHardiplank sidingSlab foundation
• Exterior features: PorchOpen patio

Interior

• Kitchen: Laminate countertopsGas cooktopElectric ovenGas stoveBuilt-in microwaveBuilt-in dishwasher
• Bedrooms: Master bedroom on main levelMultiple additional bedrooms on main level (three bedrooms)Bedroom sizes approx. 14x15, 11x10, 11x10, 10x11
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsTub/shower comboLinen closet
• Heating & cooling: Gas heatingElectric cooling
• Interior features: 9 ft. and higher ceilings with smooth and trey ceiling detailsPer building plan living areaNo atticNo interior-specific additional features listed
• Laundry & utility: Laundry room on upper/main level (listed as Laundry Upper Level and Room)Washer hookupElectric dryer hookupElectric water heater

Price history

+1.1% since first listed

3 events — show timeline

• 2026-07-02 Price Changed $272,900 Greater Alabama MLS
• 2026-05-01 Price Changed $270,900 Greater Alabama MLS
• 2026-04-01 Listed $269,900 Greater Alabama MLS