105 Riverside Dr · Bessemer, AL 35023

$35,000

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 198 Days on market

Built 1948 Fair condition 5,227 sqft lot $51/sqft · 56% below area

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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
• Appreciation +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Are you looking for your weekend get away close to the River? Well look no more, this is the one for you. Check out this property with Living room, kitchen, 2 bedrooms, 1 full bath and laundry room. Grab it before it gets gone.

Key facts

• 5,227 sq ft lot
• Built 1948
• Listed 197 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 5.7% 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.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Oak Grove Elementary School (math 27% / reading 47%, grade F, #267 of 627 statewide, top 45%, 570 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Zoned-school proficiency averages 37% at this address vs 20% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 295 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $32 of equity ($242 loan paydown + $-210 appreciation (-0.6% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.6% appreciation + 1.6% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $35k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.05% ✓
• Cap rate: 27.46%
• Cash-on-cash: 75.61%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $78,802
• List price: $35,000
• Delta: -55.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2251 Waterview Trl	2.19mi	2/1.0	700 (+1%)	12mo	$127,000	$181	53
123 Shoreline Rd	0.15mi	2/1.0	600 (-13%)	54mo	$70,000	$117	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.6% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.91×
• Total profit: $8,947
• Equity at exit: $9,125

10-year hold

• IRR: 23.4%
• Equity multiple: 3.26×
• Total profit: $22,144
• Equity at exit: $10,172

Cash invested: $9,800 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35023

• Home prices YoY: -0.1%
• Rents YoY: 1.6%
• Active inventory: 295
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $191

Break-even live

Break-even rent $826

Max offer price $35,000

Occupancy floor 77%

Sensitivity live

Price	-10% $211	-5% $201	+0% $191	+5% $181	+10% $171
Rent	-10% $107	-5% $149	+0% $191	+5% $233	+10% $275
Rate	-1.0pp $209	-0.5pp $200	base $191	+0.5pp $182	+1.0pp $173

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: $8,750
• Closing costs: $1,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $35,000 Active 198 DOM
2. 2026-08-07
   days on market $35,000 Active 197 DOM
3. 2026-08-06
   days on market $35,000 Active 196 DOM
4. 2026-08-05
   days on market $35,000 Active 195 DOM
5. 2026-08-04
   days on market $35,000 Active 194 DOM
6. 2026-08-03
   days on market $35,000 Active 193 DOM
7. 2026-07-31
   days on market $35,000 Active 190 DOM
8. 2026-07-30
   days on market $35,000 Active 188 DOM
9. 2026-07-28
   days on market $35,000 Active 187 DOM
10. 2026-07-26
    days on market $35,000 Active 185 DOM
11. 2026-07-24
    days on market $35,000 Active 183 DOM
12. 2026-07-23
    days on market $35,000 Active 182 DOM
13. 2026-07-22
    days on market $35,000 Active 181 DOM
14. 2026-07-21
    days on market $35,000 Active 180 DOM
15. 2026-07-20
    days on market $35,000 Active 179 DOM
16. 2026-07-19
    days on market $35,000 Active 177 DOM
17. 2026-07-18
    days on market $35,000 Active 176 DOM
18. 2026-07-16
    days on market $35,000 Active 175 DOM
19. 2026-07-15
    pricedays on market $35,000 Active 174 DOM
20. 2026-07-14
    days on market $37,800 Active 173 DOM
21. 2026-07-13
    days on market $37,800 Active 172 DOM
22. 2026-07-13
    days on market $37,800 Active 171 DOM
23. 2026-07-11
    days on market $37,800 Active 170 DOM
24. 2026-07-10
    days on market $37,800 Active 169 DOM
25. 2026-07-09
    days on market $37,800 Active 168 DOM
26. 2026-07-07
    days on market $37,800 Active 166 DOM
27. 2026-07-06
    days on market $37,800 Active 165 DOM
28. 2026-07-05
    days on market $37,800 Active 164 DOM
29. 2026-07-03
    days on market $37,800 Active 162 DOM
30. 2026-07-02
    days on market $37,800 Active 161 DOM
31. 2026-07-01
    days on market $37,800 Active 160 DOM
32. 2026-06-30
    days on market $37,800 Active 159 DOM
33. 2026-06-29
    days on market $37,800 Active 158 DOM
34. 2026-06-28
    days on market $37,800 Active 157 DOM
35. 2026-06-27
    days on market $37,800 Active 156 DOM
36. 2026-06-27
    days on market $37,800 Active 155 DOM
37. 2026-06-25
    days on market $37,800 Active 153 DOM
38. 2026-06-22
    days on market $37,800 Active 151 DOM
39. 2026-06-22
    days on market $37,800 Active 150 DOM
40. 2026-06-18
    days on market $37,800 Active 147 DOM
41. 2026-06-17
    days on market $37,800 Active 146 DOM
42. 2026-06-16
    days on market $37,800 Active 145 DOM
43. 2026-06-15
    days on market $37,800 Active 144 DOM
44. 2026-06-13
    days on market $37,800 Active 142 DOM
45. 2026-06-10
    days on market $37,800 Active 139 DOM
46. 2026-06-09
    days on market $37,800 Active 138 DOM
47. 2026-06-08
    days on market $37,800 Active 137 DOM
48. 2026-06-07
    days on market $37,800 Active 136 DOM
49. 2026-06-03
    days on market $37,800 Active 132 DOM
50. 2026-06-02
    remarks 258-char remark

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $333 · $28/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,810
• − Mortgage interest: −$1,961
• − Property taxes: −$333
• − Insurance: −$5,294
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,018
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $1,774/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $17,325–$31,185 screening

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include re-roofing, re-staining siding, re-painting interior walls, and replacing flooring and cabinets.

Components & finishes AI

Roof metal Flooring laminate

Repairs flagged

• Major Exposed wiring in kitchen — Safety hazard and potential electrical failure
• Major Missing cabinets in kitchen — Functionality and aesthetics compromised
• Major Worn-out flooring in bathroom — Safety hazard and potential water damage
• Major Missing fixtures in bathroom — Functionality and aesthetics compromised
• Moderate Weathered siding — Structural integrity and aesthetics compromised
• Moderate Missing trim — Structural integrity and aesthetics compromised
• Moderate Uneven foundation — Structural integrity compromised

Value-add opportunities

• Resale Re-roofing — A new roof will significantly improve the home's curb appeal and reduce maintenance costs ↑
• Resale Re-staining siding — Freshly stained siding will enhance the home's curb appeal and increase its resale value ↑
• Resale Re-painting interior walls — Fresh paint will improve the home's interior aesthetics and increase its resale value ↑
• Both Replacing flooring in kitchen and bathroom — New flooring will improve the home's functionality and aesthetics, benefiting both resale and rental value ↑
• Resale Fixing exposed wiring and replacing missing cabinets — Safety and functionality improvements will increase the home's resale value ↑
• Resale Fixing missing fixtures and re-roofing — Safety and functionality improvements will increase the home's resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 28/100

Zoned Schools

Elementary Oak Grove Elementary School F AL #267/627 Nat'l #21,438/41,679 High Oak Grove High School F AL #187/305 Nat'l #14,759/17,239

Schools (NCES district)

• District: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 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

• County: Jefferson County · 669,185 people
• City population: 48,018
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 25,533
• Household income: $69,863
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 14% 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: White 58% Black 30% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

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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: ▼ -0.60%
• Current HPI: 389.38
• Rent YoY: ▲ 1.60%
• 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

+298.0% since first listed

4 events — show timeline

• 2026-04-25 Price Changed $39,800 Greater Alabama MLS
• 2026-02-26 Price Changed $41,900 Greater Alabama MLS
• 2026-01-20 Listed $44,100 Greater Alabama MLS
• 1991-05-03 Sold (Public Records) $10,000 Public Records

Property tax history

+2.5%/yr

Latest (2020): $333 · +0.0% YoY. Source: county tax records.