2321 10th Ave N · Bessemer, AL 35020

$95,000

3 bd · 1.0 ba · 1,581 sqft · SingleFamily public records · 167 Days on market

Built 1930 9,583 sqft lot $60/sqft · 13% above area Est $84k · 13% over

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3-bedroom, 1-bath home, located in the heart of Bessemer, is a perfect blend of character, comfort, and modern updates! This home features very large rooms, giving you all the space you need to spread out and enjoy. Relax on the covered front porch, or take advantage of the off-the-road parking located behind the home for added privacy and convenience. Inside, you’ll fall in love with the original built-in bookcases, adding warmth and charm, while the granite kitchen countertops, luxury flooring, fresh paint, and updated fixtures bring a clean, modern feel. This home truly offers the best of both worlds!

Key facts

• Covered front porch
• Off-the-road parking
• Luxury flooring

Tags

• COVERED FRONT PORCH
• OFF-THE-ROAD PARKING
• ORIGINAL BUILT-IN BOOKCASES
• GRANITE KITCHEN COUNTERTOPS
• LUXURY FLOORING
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 $657 of loan paydown is wiped out by about $3k 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 167 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1930 — 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: 1.24% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $84,413
• List price: $95,000
• Delta: 12.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2925 10th Ave N	0.56mi	3/2.0	1,517 (-4%)	8mo	$114,900	$76	57
2705 7th Ave	0.43mi	3/1.0	1,522 (-4%)	20mo	$25,000	$16	57
2622 6th Ave N	0.43mi	3/2.0	1,352 (-14%)	12mo	$159,000	$118	41
2611 6th Ave N	0.44mi	3/2.0	1,352 (-14%)	13mo	$159,900	$118	41
2901 6th Ave N	0.62mi	3/3.0	1,756 (+11%)	15mo	$183,500	$104	32

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-658
• Equity at exit: $14,165

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $9,551
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$498
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $285

Break-even live

Break-even rent $814

Max offer price $95,000

Occupancy floor 71%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	43d	1	0.49mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	23d	1	0.68mi
3019 7th Ave N Bessemer, AL	3.0	1.0	1080	$1,050	$0.97	43d	1	0.71mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	0.75mi
3225 4th Ave N Bessemer, AL	3.0	2.0	1486	$1,300	$0.87	23d	1	1.02mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	19d	1	1.18mi
3230 Arlington Ave Bessemer, AL	2.0	2.0	1236	$795	$0.64	43d	1	1.22mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	11d	1	1.26mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	43d	1	1.27mi
320 16th St S Bessemer, AL	3.0	1.5	1792	$950	$0.53	43d	1	1.31mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	43d	1	1.38mi
1811 Fairfax Ave Bessemer, AL	4.0	2.0	1732	$1,350	$0.78	23d	1	1.42mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	23d	1	1.43mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	2d	1	1.44mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	23d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 167 DOM
2. 2026-06-17
   days on market $95,000 Active 166 DOM
3. 2026-06-16
   days on market $95,000 Active 165 DOM
4. 2026-06-15
   days on market $95,000 Active 164 DOM
5. 2026-06-13
   days on market $95,000 Active 162 DOM
6. 2026-06-10
   days on market $95,000 Active 159 DOM
7. 2026-06-09
   days on market $95,000 Active 158 DOM
8. 2026-06-08
   days on market $95,000 Active 157 DOM
9. 2026-06-07
   days on market $95,000 Active 156 DOM
10. 2026-06-05
    days on market $95,000 Active 153 DOM
11. 2026-06-03
    days on market $95,000 Active 152 DOM
12. 2026-06-02
    days on market $95,000 Active 151 DOM
13. 2026-06-01
    days on market $95,000 Active 150 DOM
14. 2026-05-31
    days on market $95,000 Active 149 DOM
15. 2025-12-22
    listed $95,000 Active 632-char remark

    Show marketing remark (632 chars)

    This beautiful 3-bedroom, 1-bath home, located in the heart of Bessemer, is a perfect blend of character, comfort, and modern updates! This home features very large rooms, giving you all the space you need to spread out and enjoy. Relax on the covered front porch, or take advantage of the off-the-road parking located behind the home for added privacy and convenience. Inside, you’ll fall in love with the original built-in bookcases, adding warmth and charm, while the granite kitchen countertops, luxury flooring, fresh paint, and updated fixtures bring a clean, modern feel. This home truly offers the best of both worlds!

16. 2025-12-15
    historical $1,100
17. 2025-12-11
    listed $1,100
18. 2025-03-06
    price $109,000
19. 2024-10-24
    price $115,000
20. 2023-01-03
    soldstatus $128,700
21. 1980-02-20
    soldstatus $11,097

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,267 · $106/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 2/10 Low
• 🌡 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: $14,106
• − Mortgage interest: −$5,321
• − Property taxes: −$1,267
• − Insurance: −$475
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,764
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,938/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

+756.1% since first listed

7 events — show timeline

• 2025-12-22 Listed $95,000 Greater Alabama MLS
• 2025-12-15 Rental Removed $1,100 SHOWMOJO
• 2025-12-11 Listed for Rent $1,100 SHOWMOJO
• 2025-03-06 Price Changed $109,000 Greater Alabama MLS
• 2024-10-24 Price Changed $115,000 Greater Alabama MLS
• 2023-01-03 Sold (Public Records) $128,700 Public Records
• 1980-02-20 Sold (Public Records) $11,097 Public Records

Property tax history

+29.6%/yr

Latest (2025): $1,267 · +0.0% YoY. Source: county tax records.