The Hampton Plan · Bessemer, AL 35022

$273,990

4 bd · 2.0 ba · 1,754 sqft · SingleFamily · 121 Days on market

Good condition 2-car garage

---

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 +9.1/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Hampton, 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

• Open concept kitchen
• Two car garage
• Walk in closet

Tags

• COVERED FRONT ENTRY
• TWO CAR GARAGE
• OPEN CONCEPT KITCHEN
• INTEGRATED COVERED BACK PATIO
• WALK IN CLOSET
• WELL APPOINTED BATH

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,125.

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 $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (16.5% below list).
• Recommended offer: $229k (16.5% 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: Westhills Elementary School (math 8% / reading 27%, grade F, #486 of 627 statewide, top 79%, 315 students, 75% 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 34% 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 $9k 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 121 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,758 (16.5% 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 121 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.7

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	0.06mi	3/2.0 (-1)	1,740 (-1%)	0mo	$287,525	$165	90
5460 Headwinds Ln	0.08mi	3/2.0 (-1)	1,740 (-1%)	4mo	$282,965	$163	86
5340 Tailwinds Dr	0.00mi	3/2.0 (-1)	1,679 (-4%)	5mo	$288,615	$172	84
5381 Tailwinds Dr	0.06mi	3/2.0 (-1)	1,679 (-4%)	2mo	$284,295	$169	84
5389 Tailwinds Dr	0.06mi	3/2.0 (-1)	1,679 (-4%)	3mo	$287,065	$171	83
5444 Headwinds Ln	0.08mi	3/2.0 (-1)	1,679 (-4%)	4mo	$286,980	$171	81
5456 Headwinds Ln	0.08mi	3/2.0 (-1)	1,679 (-4%)	4mo	$277,815	$165	80
5368 Tailwinds Dr	0.00mi	3/2.5 (-1)	1,933 (+10%)	1mo	$281,790	$146	75
5380 Tailwinds Dr	0.00mi	3/2.5 (-1)	1,933 (+10%)	2mo	$293,010	$152	74
5384 Tailwinds Dr	0.00mi	3/2.5 (-1)	1,933 (+10%)	2mo	$303,175	$157	74
5393 Tailwinds Dr	0.06mi	3/2.5 (-1)	1,933 (+10%)	3mo	$288,435	$149	71
5457 Headwinds Ln	0.08mi	3/2.5 (-1)	1,933 (+10%)	5mo	$282,850	$146	68

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-49,896
• Equity at exit: $43,855

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-6,773
• Equity at exit: $25,431

Cash invested: $82,355 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,412/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-225

Break-even live

Break-even rent $2,573

Max offer price $261,503

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-124	+0% $-225	+5% $-327	+10% $-429
Rent	-10% $-406	-5% $-316	+0% $-225	+5% $-135	+10% $-45
Rate	-1.0pp $-77	-0.5pp $-151	base $-225	+0.5pp $-302	+1.0pp $-379

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: $73,531
• Closing costs: $8,824
• 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	0.24mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	65d	1	0.43mi
26 Royal Coach Cir Bessemer, AL	3.0	2.0	1612	$1,676	$1.04	19d	1	0.70mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	93d	1	0.71mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,646	$1.00	25d	1	1.14mi
4758 Rosser Loop Dr Bessemer, AL	3.0	2.0	1469	$1,880	$1.28	15d	1	1.19mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	15d	1	1.32mi

Property features AI

Finance

• Financial info: List price $270,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area of 1,754 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: The HamptonNew construction

Listing history 50 events

1. 2026-08-08
   days on market $273,990 Active 121 DOM
2. 2026-08-07
   days on market $273,990 Active 120 DOM
3. 2026-08-06
   days on market $273,990 Active 119 DOM
4. 2026-08-05
   days on market $273,990 Active 118 DOM
5. 2026-08-04
   days on market $273,990 Active 117 DOM
6. 2026-08-03
   pricedays on market $273,990 Active 116 DOM
7. 2026-07-31
   days on market $272,900 Active 113 DOM
8. 2026-07-30
   days on market $272,900 Active 111 DOM
9. 2026-07-28
   days on market $272,900 Active 110 DOM
10. 2026-07-26
    days on market $272,900 Active 108 DOM
11. 2026-07-24
    days on market $272,900 Active 106 DOM
12. 2026-07-23
    days on market $272,900 Active 105 DOM
13. 2026-07-22
    days on market $272,900 Active 104 DOM
14. 2026-07-21
    days on market $272,900 Active 103 DOM
15. 2026-07-20
    days on market $272,900 Active 102 DOM
16. 2026-07-19
    days on market $272,900 Active 100 DOM
17. 2026-07-18
    days on market $272,900 Active 99 DOM
18. 2026-07-16
    days on market $272,900 Active 98 DOM
19. 2026-07-15
    days on market $272,900 Active 97 DOM
20. 2026-07-14
    days on market $272,900 Active 96 DOM
21. 2026-07-13
    days on market $272,900 Active 95 DOM
22. 2026-07-13
    days on market $272,900 Active 94 DOM
23. 2026-07-11
    days on market $272,900 Active 93 DOM
24. 2026-07-10
    days on market $272,900 Active 92 DOM
25. 2026-07-09
    days on market $272,900 Active 91 DOM
26. 2026-07-07
    days on market $272,900 Active 89 DOM
27. 2026-07-06
    days on market $272,900 Active 88 DOM
28. 2026-07-05
    days on market $272,900 Active 87 DOM
29. 2026-07-03
    days on market $272,900 Active 85 DOM
30. 2026-07-02
    pricedays on market $272,900 Active 84 DOM
31. 2026-07-01
    days on market $270,900 Active 83 DOM
32. 2026-06-30
    days on market $270,900 Active 82 DOM
33. 2026-06-29
    days on market $270,900 Active 81 DOM
34. 2026-06-28
    days on market $270,900 Active 80 DOM
35. 2026-06-27
    days on market $270,900 Active 79 DOM
36. 2026-06-27
    days on market $270,900 Active 78 DOM
37. 2026-06-25
    days on market $270,900 Active 76 DOM
38. 2026-06-22
    days on market $270,900 Active 74 DOM
39. 2026-06-21
    days on market $270,900 Active 73 DOM
40. 2026-06-18
    days on market $270,900 Active 70 DOM
41. 2026-06-17
    days on market $270,900 Active 69 DOM
42. 2026-06-16
    days on market $270,900 Active 68 DOM
43. 2026-06-15
    days on market $270,900 Active 67 DOM
44. 2026-06-13
    days on market $270,900 Active 65 DOM
45. 2026-06-10
    days on market $270,900 Active 62 DOM
46. 2026-06-09
    days on market $270,900 Active 61 DOM
47. 2026-06-08
    days on market $270,900 Active 60 DOM
48. 2026-06-07
    days on market $270,900 Active 59 DOM
49. 2026-06-05
    days on market $270,900 Active 56 DOM
50. 2026-06-03
    days on market $270,900 Active 55 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: $27,451
• − Mortgage interest: −$16,476
• − Property taxes: −$4,412
• − Insurance: −$1,471
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$8,556
• Taxable loss: −$7,856
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $-820/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $8,770–$26,310 screening

The Hampton Plan is a well-maintained single-family home with a good condition score, ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof inspection — Ensures durability and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Westhills Elementary School F AL #486/627 Nat'l #35,051/41,679 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

---

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: 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%

---

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

---

Industry mix (Fortune 500 HQ in AL)

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

Property features AI

Finance

• Financial info: List price $270,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan home
• Exterior features: Living area of 1,754 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: The HamptonNew construction