The Harrington Headwinds Ln · Bessemer, AL 35022

$299,990

5 bd · 3.0 ba · 2,565 sqft · SingleFamily · 450 Days on market

Built 2026 Good condition 7,840 sqft lot $117/sqft · 7% below area Est $322k · 7% under ↓ 11% since listing

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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 +13.3/30.0
• ARV discount +10.6/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of our top-selling plans, the Harrington delights with its massive second-floor owner's suite, privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open-concept family room, breakfast nook, large center island, and dining room that can be a living room, study, or a fifth bedroom/bathroom.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($6/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.5% below list).
• Recommended offer: $262k (12.5% 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); 435 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 38% 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 450 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $262,489 (12.5% below list)

Questions for the listing agent

1. It's been on market 450 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $322,137
• List price: $299,990
• Delta: -6.88%
• 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
5364 Tailwinds Dr	0.04mi	5/3.0	2,565 (0%)	2mo	$320,010	$125	97
5377 Tailwinds Dr	0.09mi	5/3.0	2,565 (0%)	3mo	$310,000	$121	93
5385 Tailwinds Dr	0.09mi	5/3.0	2,565 (0%)	3mo	$309,995	$121	93
5488 Headwinds Ln	0.12mi	5/3.0	2,565 (0%)	9mo	$316,225	$123	87
5485 Headwinds Ln	0.15mi	5/3.0	2,565 (0%)	10mo	$309,060	$120	85
5489 Headwinds Ln	0.15mi	5/3.0	2,565 (0%)	10mo	$326,205	$127	85
5436 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	3mo	$325,000	$127	85
5440 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	5mo	$328,295	$128	83
5468 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	7mo	$329,075	$128	81
5476 Headwinds Ln	0.15mi	4/2.5 (-1)	2,565 (0%)	8mo	$321,715	$125	79
5480 Headwinds Ln	0.15mi	4/2.5 (-1)	2,565 (0%)	8mo	$321,990	$126	79
5446 Cedar Creek Dr	0.37mi	4/3.0 (-1)	2,347 (-8%)	10mo	$310,000	$132	56

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-34,668
• Equity at exit: $44,729

10-year hold

• IRR: 4.4%
• Equity multiple: 1.39×
• Total profit: $33,151
• Equity at exit: $25,938

Cash invested: $83,997 (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: 6 active · 11 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $307,495 ($139/sqft)
• Median days on market: 265 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -9.5% 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: 435
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,625 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $0

Break-even live

Break-even rent $2,624

Max offer price $299,990

Occupancy floor 95%

Sensitivity live

Price	-10% $208	-5% $104	+0% $0	+5% $-103	+10% $-207
Rent	-10% $-207	-5% $-103	+0% $0	+5% $104	+10% $208
Rate	-1.0pp $152	-0.5pp $77	base $0	+0.5pp $-77	+1.0pp $-156

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: $74,998
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	87d	1	0.26mi
5542 Bridle Way Bessemer, AL	4.0	2.0	2100	$2,176	$1.04	9d	1	0.44mi
5430 Bluebell Cir Bessemer, AL	4.0	3.0	2054	$2,075	$1.01	6d	1	0.45mi

Listing history 50 events

1. 2026-09-23
   days on market $299,990 Active 450 DOM
2. 2026-09-22
   days on market $299,990 Active 449 DOM
3. 2026-09-21
   days on market $299,990 Active 448 DOM
4. 2026-09-20
   days on market $299,990 Active 447 DOM
5. 2026-09-19
   days on market $299,990 Active 446 DOM
6. 2026-09-18
   days on market $299,990 Active 445 DOM
7. 2026-09-17
   days on market $299,990 Active 444 DOM
8. 2026-09-16
   days on market $299,990 Active 443 DOM
9. 2026-09-15
   days on market $299,990 Active 442 DOM
10. 2026-09-14
    days on market $299,990 Active 441 DOM
11. 2026-09-13
    days on market $299,990 Active 440 DOM
12. 2026-09-12
    days on market $299,990 Active 439 DOM
13. 2026-09-11
    days on market $299,990 Active 438 DOM
14. 2026-09-05
    days on market $299,990 Active 432 DOM
15. 2026-09-04
    days on market $299,990 Active 431 DOM
16. 2026-09-03
    days on market $299,990 Active 430 DOM
17. 2026-08-31
    days on market $299,990 Active 427 DOM
18. 2026-08-29
    days on market $299,990 Active 425 DOM
19. 2026-08-28
    days on market $299,990 Active 424 DOM
20. 2026-08-27
    days on market $299,990 Active 423 DOM
21. 2026-08-26
    days on market $299,990 Active 422 DOM
22. 2026-08-25
    days on market $299,990 Active 421 DOM
23. 2026-08-24
    days on market $299,990 Active 420 DOM
24. 2026-08-23
    days on market $299,990 Active 419 DOM
25. 2026-08-22
    days on market $299,990 Active 418 DOM
26. 2026-08-21
    days on market $299,990 Active 417 DOM
27. 2026-08-20
    days on market $299,990 Active 416 DOM
28. 2026-08-19
    days on market $299,990 Active 415 DOM
29. 2026-08-18
    days on market $299,990 Active 414 DOM
30. 2026-08-17
    days on market $299,990 Active 413 DOM
31. 2026-08-16
    days on market $299,990 Active 412 DOM
32. 2026-08-15
    days on market $299,990 Active 411 DOM
33. 2026-08-14
    days on market $299,990 Active 410 DOM
34. 2026-08-13
    days on market $299,990 Active 409 DOM
35. 2026-08-12
    days on market $299,990 Active 408 DOM
36. 2026-08-11
    days on market $299,990 Active 407 DOM
37. 2026-08-10
    days on market $299,990 Active 406 DOM
38. 2026-08-09
    days on market $299,990 Active 405 DOM
39. 2026-08-08
    days on market $299,990 Active 404 DOM
40. 2026-08-07
    days on market $299,990 Active 403 DOM
41. 2026-08-06
    days on market $299,990 Active 402 DOM
42. 2026-08-05
    days on market $299,990 Active 401 DOM
43. 2026-08-04
    days on market $299,990 Active 400 DOM
44. 2026-08-03
    days on market $299,990 Active 399 DOM
45. 2026-08-01
    price $299,990 Active 396 DOM
46. 2026-07-31
    days on market $298,900 Active 396 DOM
47. 2026-07-30
    days on market $298,900 Active 394 DOM
48. 2026-07-28
    days on market $298,900 Active 393 DOM
49. 2026-07-26
    days on market $298,900 Active 391 DOM
50. 2026-07-24
    days on market $298,900 Active 389 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: $31,499
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$8,727
• Taxable loss: −$5,072
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $1,223/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 well-maintained single-family home is move-in ready with a good condition score and potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Replace carpet with hardwood or tile — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

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

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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

Price history

-11.4% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $296,900 Greater Alabama MLS
• 2026-04-01 Price Changed $295,900 Greater Alabama MLS
• 2026-02-03 Price Changed $294,900 Greater Alabama MLS
• 2026-01-16 Price Changed $293,900 Greater Alabama MLS
• 2025-08-01 Price Changed $291,900 Greater Alabama MLS
• 2025-07-01 Price Changed $290,900 Greater Alabama MLS
• 2025-06-30 Relisted — Greater Alabama MLS
• 2025-01-06 Listed $335,185 Greater Alabama MLS