1228 Clubhouse Rd · Bessemer, AL 35020

$29,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 32 Days on market

Built 1920 0.43 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This house is on a Dead end street and is walking distance from Circle K and Park. The house needs love it is a Handy man special I am not sure of the amount of the garbage dues but I will find out and update

Key facts

• Dead end street
• 0.43 acre lot
• Built 1920

Tags

• DEAD END STREET
• WALKING DISTANCE FROM PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.9% 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: Jonesboro Elementary School (math 3% / reading 15%, grade F, #593 of 627 statewide, top 95%, 525 students, 78% 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 falling (-3.1%/yr); 116 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 39% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.81% ✓
• Cap rate: 32.87%
• Cash-on-cash: 94.91%
• DSCR: 5.22
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1506 Avenue I	0.24mi	3/2.0	1,312 (-2%)	12mo	$141,000	$107	70
1607 Holbrook Ave	0.30mi	3/2.0	1,264 (-6%)	5mo	$31,000	$25	68
1711 Holbrook Ave	0.39mi	3/2.0	1,300 (-3%)	11mo	$124,000	$95	63
1625 Holbrook Ave	0.33mi	3/2.0	1,288 (-4%)	14mo	$123,500	$96	62
1615 Dartmouth Ave	0.41mi	3/1.0	1,186 (-12%)	5mo	$47,500	$40	57
419 19th St S	0.60mi	3/2.0	1,430 (+6%)	1mo	$28,000	$20	56
730 Clarendon Ave	0.62mi	3/1.0	1,345 (+0%)	21mo	$70,000	$52	54
1008 Avenue H	0.30mi	3/2.0	1,215 (-10%)	16mo	$85,000	$70	53
802 Clarendon Ave	0.60mi	2/2.0 (-1)	1,214 (-10%)	6mo	$106,000	$87	42

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: 92.3%
• Equity multiple: 5.06×
• Total profit: $34,030
• Equity at exit: $4,458

10-year hold

• IRR: 94.5%
• Equity multiple: 9.50×
• Total profit: $71,196
• Equity at exit: $2,585

Cash invested: $8,372 (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: 116
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$157
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $662

Break-even live

Break-even rent $300

Max offer price $29,900

Occupancy floor 37%

Sensitivity live

Price	-10% $679	-5% $671	+0% $662	+5% $654	+10% $645
Rent	-10% $572	-5% $617	+0% $662	+5% $707	+10% $752
Rate	-1.0pp $677	-0.5pp $670	base $662	+0.5pp $654	+1.0pp $647

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	3d	1	0.27mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	3d	1	0.36mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	45d	1	0.42mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	45d	1	0.44mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.46mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.47mi
1811 Fairfax Ave Bessemer, AL	4.0	2.0	1732	$1,350	$0.78	25d	1	0.49mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	25d	1	0.56mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	45d	1	0.57mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	45d	1	0.58mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	45d	1	0.58mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	13d	1	0.61mi
434 Bryant St Bessemer, AL	4.0	2.0	1540	$1,523	$0.99	5d	1	0.72mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	45d	1	0.87mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	25d	1	1.08mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	45d	1	1.11mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	13d	1	1.11mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	25d	1	1.11mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	45d	1	1.12mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	12d	1	1.12mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	45d	1	1.22mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	45d	1	1.26mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	25d	1	1.30mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	17d	1	1.36mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	1.37mi

Listing history 6 events

1. 2025-04-20
   status Pending
2. 2025-04-16
   price $29,900
3. 2025-04-03
   price $39,700
4. 2025-03-18
   listed $57,900 Active
5. 2002-02-20
   soldstatus $55,000
6. 1987-04-13
   soldstatus $23,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $809 · $67/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 7 d/yr ≥108°F today · 18 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: $13,654
• − Mortgage interest: −$1,675
• − Property taxes: −$809
• − Insurance: −$150
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$870
• Taxable income: $7,966
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $6,034/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

+30.0% since first listed

6 events — show timeline

• 2025-04-20 Pending — Greater Alabama MLS
• 2025-04-16 Price Changed $29,900 Greater Alabama MLS
• 2025-04-03 Price Changed $39,700 Greater Alabama MLS
• 2025-03-18 Listed $57,900 Greater Alabama MLS
• 2002-02-20 Sold (Public Records) $55,000 Public Records
• 1987-04-13 Sold (Public Records) $23,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $809 · +0.0% YoY. Source: county tax records.