434 Hillside Rd · Bessemer, AL 35020

$149,500

3 bd · 2.5 ba · 2,222 sqft · SingleFamily public records · 45 Days on market

Built 1974 0.35 ac lot $67/sqft · 34% below area Est $228k · 34% under

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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 +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• 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

Great investment opportunity with a tenant in place paying $1400/mo through Feb 2027. 4 bed / 2/5 bath home. Finished basement area.

Key facts

• 0.35 acre lot
• Built 1974
• Listed 45 days

Property features AI

Finance

• Other: Parcel ID: 38-00-17-4-010-028.000
• Financial info: Annual fire fee ($50); Monthly garbage fee ($12)

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Gas water heater; Internet service available
• Home design: Brick over foundation construction; Basement foundation; Existing/previously built home
• Construction: Brick-over-foundation exterior
• Exterior features: Open patio; No pool; No waterfront; No garden/yard features listed; No decks

Interior

• Kitchen: Laminate countertops
• Bedrooms: Primary bedroom on main level; Additional primary bedroom in basement; Multiple bedrooms on main level
• Flooring: Hardwood; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Other ceiling details (see remarks); One wood-burning fireplace with brick surround in the living room; Full finished daylight basement; Pull-down attic
• Laundry & utility: Laundry room in basement; Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $149,500 price doesn't fit this home's estimated sale value (~$227,827) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-60 ($-717/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.6% below list).
• Recommended offer: $128k (14.6% 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: 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: Greenwood Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 286 students, 77% 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); 116 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 43% 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 $1k 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 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; list at $150k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $127,608 (14.6% 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 45 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $227,827
• List price: $149,500
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Woodland Rd	0.27mi	3/2.5	2,181 (-2%)	10mo	$231,500	$106	76
432 Oak St SW	0.21mi	3/1.0	2,262 (+2%)	13mo	$147,000	$65	71
445 Oak St	0.17mi	2/1.0 (-1)	2,256 (+2%)	10mo	$131,000	$58	70
701 Rosemary Ln	0.24mi	4/3.0 (+1)	2,390 (+8%)	2mo	$245,000	$103	68
109 Hillside Rd	0.21mi	4/2.0 (+1)	2,008 (-10%)	1mo	$169,000	$84	66
822 S Montez Dr	0.42mi	3/3.0	2,413 (+9%)	0mo	$240,000	$99	64
726 Parker Rd	0.35mi	3/2.0	2,322 (+4%)	15mo	$211,000	$91	62
109 Waverly Cir	0.23mi	3/2.0	1,923 (-14%)	6mo	$285,000	$148	60
402 Memorial Dr	0.69mi	3/2.5	2,264 (+2%)	8mo	$170,000	$75	58
1055 Barclay Dr	0.71mi	3/2.0	2,233 (+0%)	7mo	$255,000	$114	58
1052 Gloria Dr	0.72mi	3/2.0	1,915 (-14%)	19mo	$220,000	$115	25

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-31,729
• Equity at exit: $22,291

10-year hold

• IRR: -27.7%
• Equity multiple: -0.12×
• Total profit: $-46,816
• Equity at exit: $12,926

Cash invested: $41,860 (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: 116
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$222 /mo · $2,659/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-60

Break-even live

Break-even rent $1,352

Max offer price $138,947

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-17	+0% $-60	+5% $-102	+10% $-144
Rent	-10% $-161	-5% $-110	+0% $-60	+5% $-9	+10% $41
Rate	-1.0pp $16	-0.5pp $-22	base $-60	+0.5pp $-98	+1.0pp $-138

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	46d	1	0.77mi
200 Center St Bessemer, AL	3.0	1.5	1826	$1,200	$0.66	12d	1	0.89mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	46d	1	1.06mi
434 Bryant St Bessemer, AL	4.0	2.0	1540	$1,523	$0.99	5d	1	1.30mi

Listing history 26 events

1. 2026-06-21
   days on market $149,500 Active 45 DOM
2. 2026-06-18
   days on market $149,500 Active 42 DOM
3. 2026-06-17
   days on market $149,500 Active 41 DOM
4. 2026-06-16
   days on market $149,500 Active 40 DOM
5. 2026-06-15
   days on market $149,500 Active 39 DOM
6. 2026-06-13
   days on market $149,500 Active 37 DOM
7. 2026-06-10
   days on market $149,500 Active 34 DOM
8. 2026-06-09
   days on market $149,500 Active 33 DOM
9. 2026-06-08
   days on market $149,500 Active 32 DOM
10. 2026-06-07
    days on market $149,500 Active 31 DOM
11. 2026-06-05
    days on market $149,500 Active 28 DOM
12. 2026-06-03
    days on market $149,500 Active 27 DOM
13. 2026-06-02
    days on market $149,500 Active 26 DOM
14. 2026-06-01
    days on market $149,500 Active 25 DOM
15. 2026-05-31
    days on market $149,500 Active 24 DOM
16. 2026-05-07
    listed $149,500 Active 99-char remark
17. 2026-02-02
    historical $1,623
18. 2026-01-18
    listed $1,623
19. 2025-05-15
    price $155,000
20. 2025-04-03
    price $165,000
21. 2025-01-17
    price $175,000
22. 2023-12-14
    historical $1,400
23. 2023-11-29
    price $1,400
24. 2023-11-18
    listed $1,500
25. 1989-09-11
    soldstatus $83,882
26. 1985-02-01
    soldstatus $79,500

ⓘ 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: $2,659 · $222/mo
• Projected year-2 tax: $2,659 · $222/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $15,313
• − Mortgage interest: −$8,374
• − Property taxes: −$2,659
• − Insurance: −$748
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,349
• Taxable loss: −$3,267
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $67/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

+88.1% since first listed

11 events — show timeline

• 2026-05-07 Listed $149,500 Greater Alabama MLS
• 2026-02-02 Rental Removed $1,623 RENTLY
• 2026-01-18 Listed for Rent $1,623 RENTLY
• 2025-05-15 Price Changed $155,000 Greater Alabama MLS
• 2025-04-03 Price Changed $165,000 Greater Alabama MLS
• 2025-01-17 Price Changed $175,000 Greater Alabama MLS
• 2023-12-14 Rental Removed $1,400 GALMLS
• 2023-11-29 Price Changed $1,400 GALMLS
• 2023-11-18 Listed for Rent $1,500 GALMLS
• 1989-09-11 Sold (Public Records) $83,882 Public Records
• 1985-02-01 Sold (Public Records) $79,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,659 · +0.0% YoY. Source: county tax records.