521 Alice St SW · Bessemer, AL 35022

$59,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 102 Days on market

Built 1955 8,276 sqft lot Est $116k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great investment rental home that has 3 bedrooms 1 bath, livingroom and a closed-in front porch area. Also Central air and heat. It sits in walking distances from Westhills Elementary School and approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

Key facts

• Brick fireplace
• Bonus room
• Deck off of rear

Tags

• LAMINATE HARDWOOD FLOORING
• BRICK FIREPLACE
• BONUS ROOM
• OVERSIZED LAUNDRY ROOM
• DINING ROOM
• DECK OFF OF REAR

Property features AI

Finance

• Other: Lot size approximately 0.19 acres; Subdivision: Glenn Hills
• Financial info: Down payment assistance available

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Connected sewer; Gas water heater; Internet service available
• Home design: Existing single-family home; Basement foundation; Not waterfront, no pool, no patio
• Construction: Brick over foundation and siding (other); Partial unfinished concrete block basement
• Exterior features: Fenced yard; Open deck

Interior

• Kitchen: Laminate countertops; Built-in dishwasher
• Bedrooms: Three bedrooms on the main level; Bonus room on the main level
• Flooring: Hardwood and laminate floors
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling; Ceiling fans
• Interior features: Handyman special; Brick fireplace with brick surround in the living room; Window treatments remain; Ceilings: other (see remarks)
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: 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 High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL) — zoned schools average 68% FRL vs 87% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 2.26% ✓
• Cap rate: 19.19%
• Cash-on-cash: 46.05%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $116,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 Elm St SW	0.39mi	3/1.0	1,120 (+8%)	8mo	$125,000	$112	62

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: 48.9%
• Equity multiple: 3.29×
• Total profit: $38,476
• Equity at exit: $8,931

10-year hold

• IRR: 56.6%
• Equity multiple: 8.09×
• Total profit: $118,986
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$314
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $644

Break-even live

Break-even rent $540

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $678	-5% $661	+0% $644	+5% $627	+10% $610
Rent	-10% $537	-5% $590	+0% $644	+5% $697	+10% $751
Rate	-1.0pp $674	-0.5pp $659	base $644	+0.5pp $628	+1.0pp $612

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 W Lake Cir SW Bessemer, AL	1.0–3.0	1.0–2.0	1004	$1,455	$1.45	2d	1	0.62mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	11d	1	0.78mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	44d	1	0.81mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	16d	1	0.83mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	12d	1	0.84mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	44d	1	0.84mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	3d	1	0.88mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	16d	1	0.89mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	24d	1	0.97mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	12d	1	0.97mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	44d	1	1.10mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	24d	1	1.25mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	1.31mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	4d	1	1.33mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	22d	1	1.33mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	24d	1	1.49mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-02
   price $59,900
3. 2026-02-26
   price $69,900
4. 2026-01-14
   listed $84,900 Active
5. 2021-12-28
   soldstatus $198,000
6. 2021-12-02
   soldstatus $59,000 Sold 267-char remark

   Show marketing remark (267 chars)

   This is a great investment rental home that has 3 bedrooms 1 bath, livingroom and a closed-in front porch area. Also Central air and heat. It sits in walking distances from Westhills Elementary School and approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

7. 2021-10-30
   historical 267-char remark

   Show marketing remark (267 chars)

   This is a great investment rental home that has 3 bedrooms 1 bath, livingroom and a closed-in front porch area. Also Central air and heat. It sits in walking distances from Westhills Elementary School and approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

8. 2021-10-25
   listed $59,000 Active 267-char remark

   Show marketing remark (267 chars)

   This is a great investment rental home that has 3 bedrooms 1 bath, livingroom and a closed-in front porch area. Also Central air and heat. It sits in walking distances from Westhills Elementary School and approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

9. 2020-08-27
   soldstatus $815,000
10. 2015-09-28
    soldstatus $21,000 233-char remark

    Show marketing remark (233 chars)

    This is the home that has 3 bedrooms 1 bath, den, basement area and also Central air and heat. It sits in walking distances from Westhills elementary school. Also you are approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

11. 2015-09-05
    historical 233-char remark

    Show marketing remark (233 chars)

    This is the home that has 3 bedrooms 1 bath, den, basement area and also Central air and heat. It sits in walking distances from Westhills elementary school. Also you are approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

12. 2015-08-12
    listed $21,900 233-char remark

    Show marketing remark (233 chars)

    This is the home that has 3 bedrooms 1 bath, den, basement area and also Central air and heat. It sits in walking distances from Westhills elementary school. Also you are approximately 1 /1/2 miles from I 20/59 and downtown Bessemer.

13. 1997-05-21
    soldstatus $50,000
14. 1993-11-09
    soldstatus $42,900

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $16,253
• − Mortgage interest: −$3,355
• − Property taxes: −$1,047
• − Insurance: −$300
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$1,743
• Taxable income: $7,208
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $5,994/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): 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

+39.6% since first listed

14 events — show timeline

• 2026-04-28 Pending — Greater Alabama MLS
• 2026-04-02 Price Changed $59,900 Greater Alabama MLS
• 2026-02-26 Price Changed $69,900 Greater Alabama MLS
• 2026-01-14 Listed $84,900 Greater Alabama MLS
• 2021-12-28 Sold (Public Records) $198,000 Public Records
• 2021-12-02 Sold (MLS) $59,000 Greater Alabama MLS
• 2021-10-30 Delisted — Greater Alabama MLS
• 2021-10-25 Listed $59,000 Greater Alabama MLS
• 2020-08-27 Sold (Public Records) $815,000 Public Records
• 2015-09-28 Sold (MLS) $21,000 Greater Alabama MLS
• 2015-09-05 Delisted — Greater Alabama MLS
• 2015-08-12 Listed $21,900 Greater Alabama MLS
• 1997-05-21 Sold (Public Records) $50,000 Public Records
• 1993-11-09 Sold (Public Records) $42,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,047 · +0.0% YoY. Source: county tax records.