513 1st Ave N · Bessemer, AL 35020

$117,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 96 Days on market

Built 1951 7,840 sqft lot $102/sqft · 88% above area

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 513 1st Avenue North. Charming 3-bedroom, 1-bath home with a spacious living room and bright, inviting rooms throughout. New roof & water heater. Don’t miss the opportunity to see it in person. Schedule your showing today!

Key facts

• Water heater
• New roof
• 7,840 sq ft lot

Tags

• NEW ROOF
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $110k (6.1% below list).
• Recommended offer: $106k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Jonesboro Elementary School (math 3% / reading 15%, grade F, #593 of 627 statewide, top 95%, 525 students, 78% 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 falling (-3.1%/yr); 115 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 37% of the median local income ($35k/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 $809 of loan paydown is wiped out by about $4k 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 96 days — a 9% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $117k implies a 516% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 37% 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 $106,470 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1951 — 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. 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: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $62,155
• List price: $117,000
• Delta: 88.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 6th Ave N	0.33mi	3/1.0	1,040 (-9%)	7mo	$65,000	$63	63
223 9th St S	0.41mi	2/1.0 (-1)	1,117 (-3%)	11mo	$95,000	$85	62
8 Owen Ave	0.71mi	3/1.0	1,114 (-3%)	2mo	$55,000	$49	60
427 Gladys St	0.50mi	3/1.0	1,248 (+9%)	3mo	$32,000	$26	60
802 Clarendon Ave	0.40mi	2/2.0 (-1)	1,214 (+6%)	6mo	$106,000	$87	58
426 11th St S	0.63mi	2/1.0 (-1)	1,120 (-2%)	5mo	$40,000	$36	57
531 W Lake Dr	0.55mi	3/1.0	1,014 (-12%)	3mo	$61,500	$61	52
419 Gladys St	0.48mi	3/2.0	1,272 (+11%)	6mo	$169,000	$133	50
515 Ridge Ave	0.63mi	3/2.0	1,202 (+5%)	10mo	$182,500	$152	50
100 Black Ave	0.62mi	3/2.0	1,232 (+7%)	10mo	$146,000	$119	46
63 Bluebell St	0.71mi	4/1.5 (+1)	1,232 (+7%)	3mo	$100,000	$81	45
207 Short Mcadory Ave	0.57mi	3/2.0	1,312 (+14%)	15mo	$99,900	$76	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-10,691
• Equity at exit: $17,445

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-7,126
• Equity at exit: $10,116

Cash invested: $32,760 (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 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$614
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $181

Break-even live

Break-even rent $870

Max offer price $117,000

Occupancy floor 79%

Sensitivity live

Price	-10% $248	-5% $214	+0% $181	+5% $148	+10% $115
Rent	-10% $94	-5% $138	+0% $181	+5% $225	+10% $268
Rate	-1.0pp $240	-0.5pp $211	base $181	+0.5pp $151	+1.0pp $120

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	4d	1	0.31mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	22d	1	0.31mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	13d	1	0.34mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	25d	1	0.34mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	45d	1	0.37mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	25d	1	0.38mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	45d	1	0.38mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	25d	1	0.42mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	45d	1	0.48mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	12d	1	0.52mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	17d	1	0.56mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	13d	1	0.57mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	45d	1	0.57mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	45d	1	0.58mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	4d	1	0.58mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.60mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.61mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	17d	1	0.68mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	45d	1	0.75mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	25d	1	0.76mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	13d	1	0.98mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	4d	1	1.12mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	25d	1	1.15mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	3d	1	1.18mi
306 W Lake Cir SW Bessemer, AL	1.0–3.0	1.0–2.0	1004	$1,455	$1.45	3d	1	1.21mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	3d	1	1.23mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	45d	1	1.31mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	45d	1	1.32mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	13d	1	1.34mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	45d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $117,000 Active 96 DOM
2. 2026-06-18
   days on market $117,000 Active 93 DOM
3. 2026-06-17
   days on market $117,000 Active 92 DOM
4. 2026-06-16
   days on market $117,000 Active 91 DOM
5. 2026-06-15
   days on market $117,000 Active 90 DOM
6. 2026-06-13
   days on market $117,000 Active 88 DOM
7. 2026-06-10
   days on market $117,000 Active 85 DOM
8. 2026-06-09
   days on market $117,000 Active 84 DOM
9. 2026-06-08
   days on market $117,000 Active 83 DOM
10. 2026-06-07
    days on market $117,000 Active 82 DOM
11. 2026-06-05
    days on market $117,000 Active 79 DOM
12. 2026-06-03
    days on market $117,000 Active 78 DOM
13. 2026-06-02
    days on market $117,000 Active 77 DOM
14. 2026-06-01
    days on market $117,000 Active 76 DOM
15. 2026-05-31
    days on market $117,000 Active 75 DOM
16. 2026-03-17
    listed $117,000 Active 245-char remark

    Show marketing remark (245 chars)

    Welcome to 513 1st Avenue North. Charming 3-bedroom, 1-bath home with a spacious living room and bright, inviting rooms throughout. New roof & water heater. Don’t miss the opportunity to see it in person. Schedule your showing today!

17. 2025-11-05
    price $119,000
18. 2025-09-26
    price $125,000
19. 2025-08-28
    price $130,000
20. 2025-08-01
    price $135,000
21. 1996-07-12
    soldstatus $19,000

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $480 · $40/mo
• Expected delta: +$183/yr (+$15/mo · 61.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% 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: $13,190
• − Mortgage interest: −$6,554
• − Property taxes: −$297
• − Insurance: −$585
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,404
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,118/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): 24,892
• Household income: $35,362
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1001.0

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: Predominantly Black (74%)
• Race & ethnicity: Black 74% Hispanic / Latino 13% White 11% Two or more races 6%
• Hispanic origin (detail): Mexican 10%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

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: ▼ -57.54%
• Current HPI: 179.7702
• Rent YoY: ▼ -3.12%
• 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

+515.8% since first listed

6 events — show timeline

• 2026-03-17 Listed $117,000 Greater Alabama MLS
• 2025-11-05 Price Changed $119,000 Greater Alabama MLS
• 2025-09-26 Price Changed $125,000 Greater Alabama MLS
• 2025-08-28 Price Changed $130,000 Greater Alabama MLS
• 2025-08-01 Price Changed $135,000 Greater Alabama MLS
• 1996-07-12 Sold (Public Records) $19,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $297 · +0.0% YoY. Source: county tax records.