The Harrington Headwinds Ln · Bessemer, AL 35022

$296,900

5 bd · 3.0 ba · 2,565 sqft · SingleFamily · 353 Days on market

Built 2026 Good condition 7,840 sqft lot $116/sqft · 7% below area Est $320k · 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).

• ARV discount +10.8/15.0
• Cash flow +9.8/30.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Schools +0.8/10.0
• 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 $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (20.6% below list).
• Recommended offer: $236k (20.6% 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: 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 rising fast (+14.8%/yr); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 35% 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 353 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $235,642 (20.6% 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 353 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $320,330
• List price: $296,900
• Delta: -7.31%
• 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
5385 Tailwinds Dr	0.09mi	5/3.0	2,565 (0%)	0mo	$309,995	$121	96
5488 Headwinds Ln	0.12mi	5/3.0	2,565 (0%)	6mo	$316,225	$123	89
5508 Headwinds Ln	0.10mi	5/3.0	2,565 (0%)	8mo	$316,315	$123	89
5485 Headwinds Ln	0.15mi	5/3.0	2,565 (0%)	6mo	$309,060	$120	88
5489 Headwinds Ln	0.15mi	5/3.0	2,565 (0%)	6mo	$326,205	$127	88
5436 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	0mo	$325,000	$127	87
5440 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	2mo	$328,295	$128	86
5468 Headwinds Ln	0.12mi	4/2.5 (-1)	2,565 (0%)	4mo	$329,075	$128	84
5492 Headwinds Ln	0.10mi	4/2.5 (-1)	2,565 (0%)	7mo	$313,695	$122	83
5476 Headwinds Ln	0.15mi	4/2.5 (-1)	2,565 (0%)	5mo	$321,715	$125	82
5480 Headwinds Ln	0.15mi	4/2.5 (-1)	2,565 (0%)	5mo	$321,990	$126	82
5446 Cedar Creek Dr	0.37mi	4/3.0 (-1)	2,347 (-8%)	7mo	$310,000	$132	58

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: -15.4%
• Equity multiple: 0.43×
• Total profit: $-47,738
• Equity at exit: $44,269

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-346
• Equity at exit: $25,670

Cash invested: $83,132 (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 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 311
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,454/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-190

Break-even live

Break-even rent $2,597

Max offer price $269,373

Occupancy floor —

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: $74,225
• Closing costs: $8,907
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,650	$1.03	23d	1	0.26mi

Listing history 22 events

1. 2026-06-18
   days on market $296,900 Active 353 DOM
2. 2026-06-17
   days on market $296,900 Active 352 DOM
3. 2026-06-16
   days on market $296,900 Active 351 DOM
4. 2026-06-15
   days on market $296,900 Active 350 DOM
5. 2026-06-13
   days on market $296,900 Active 348 DOM
6. 2026-06-10
   days on market $296,900 Active 345 DOM
7. 2026-06-09
   days on market $296,900 Active 344 DOM
8. 2026-06-08
   days on market $296,900 Active 343 DOM
9. 2026-06-07
   days on market $296,900 Active 342 DOM
10. 2026-06-05
    days on market $296,900 Active 339 DOM
11. 2026-06-03
    days on market $296,900 Active 338 DOM
12. 2026-06-02
    days on market $296,900 Active 337 DOM
13. 2026-06-01
    days on market $296,900 Active 336 DOM
14. 2026-05-31
    days on market $296,900 Active 335 DOM
15. 2026-05-01
    price $296,900 348-char remark

    Show marketing remark (348 chars)

    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.

16. 2026-04-01
    price $295,900 348-char remark

    Show marketing remark (348 chars)

    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.

17. 2026-02-03
    price $294,900 348-char remark

    Show marketing remark (348 chars)

    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.

18. 2026-01-16
    price $293,900 348-char remark

    Show marketing remark (348 chars)

    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.

19. 2025-08-01
    price $291,900 348-char remark

    Show marketing remark (348 chars)

    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.

20. 2025-07-01
    price $290,900 348-char remark

    Show marketing remark (348 chars)

    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.

21. 2025-06-30
    status Active 348-char remark

    Show marketing remark (348 chars)

    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.

22. 2025-01-06
    listed $335,185 348-char remark

    Show marketing remark (348 chars)

    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.

ⓘ 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: $28,277
• − Mortgage interest: −$16,631
• − Property taxes: −$4,454
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$8,637
• Taxable loss: −$7,453
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $-494/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,126
• Household income: $81,846
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 554.0

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: 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

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