1013 Barnes Dr · Bessemer, AL 35020

$60,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 32 Days on market

Built 1994 Est $69k · 13% 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 +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

I have a 3 bedroom home that needs repairs but would be a great home for a family it is in jefferson county selling as it has a fenced in yard.

Key facts

• Fenced in yard
• Built 1994
• Listed 32 days

Tags

• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/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: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: schools D-, crime F, amenities 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.
• Market conditions: Rents falling (-3.1%/yr); 115 active listings in the ZIP; 20 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 36% 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 $415 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 + 0.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $60k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.80%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $68,608
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Goodview St	0.24mi	3/1.0 (+1)	1,000 (-2%)	4mo	$91,000	$91	76
8 Owen Ave	0.27mi	3/1.0 (+1)	1,114 (+9%)	2mo	$55,000	$49	66
424 Joseph St	0.35mi	3/2.0 (+1)	1,072 (+5%)	10mo	$155,000	$145	58
131 Elrie Blvd	0.21mi	2/1.0	924 (-10%)	19mo	$70,000	$76	58
249 2nd Ave E	0.40mi	3/1.0 (+1)	900 (-12%)	1mo	$60,000	$67	55
300 Norwood Ave	0.57mi	3/1.0 (+1)	966 (-6%)	10mo	$124,000	$128	51
235 Kyser Ave	0.57mi	3/1.0 (+1)	1,064 (+4%)	16mo	$62,000	$58	49
413 Ash Ave	0.72mi	3/1.0 (+1)	936 (-9%)	1mo	$60,000	$64	46
28 Martin St	0.65mi	2/1.0	952 (-7%)	17mo	$24,000	$25	44
402 Black Ave	0.72mi	2/1.0	952 (-7%)	23mo	$67,900	$71	36
104 Raimund Ave	0.58mi	2/1.0	1,145 (+12%)	22mo	$60,000	$52	35

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: 25.9%
• Equity multiple: 2.03×
• Total profit: $17,303
• Equity at exit: $8,946

10-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $41,849
• Equity at exit: $5,188

Cash invested: $16,800 (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 →

ZIP-level market 35020

• Home prices YoY: -24.2%
• Rents YoY: -3.1%
• Active inventory: 115
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,055 high
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $473

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $507	-5% $490	+0% $473	+5% $456	+10% $439
Rent	-10% $390	-5% $431	+0% $473	+5% $515	+10% $557
Rate	-1.0pp $503	-0.5pp $488	base $473	+0.5pp $458	+1.0pp $442

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	45d	1	0.34mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	25d	1	0.57mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	13d	1	0.57mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	45d	1	0.60mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	45d	1	0.62mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	25d	1	0.81mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	22d	1	0.86mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	4d	1	0.86mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.94mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	25d	1	0.95mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	45d	1	1.09mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	25d	1	1.15mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	11d	1	1.22mi
3626 Wind Ridge Ln Bessemer, AL	3.0	2.0	1305	$1,850	$1.42	4d	1	1.22mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	17d	1	1.28mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	25d	1	1.29mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	13d	1	1.29mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	4d	1	1.33mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	45d	1	1.39mi
4015 Goodwin Rd Bessemer, AL	3.0	2.0	1200	$1,211	$1.01	17d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 32 DOM
2. 2026-06-17
   days on market $60,000 Active 31 DOM
3. 2026-06-16
   days on market $60,000 Active 30 DOM
4. 2026-06-15
   days on market $60,000 Active 29 DOM
5. 2026-06-13
   days on market $60,000 Active 27 DOM
6. 2026-06-10
   days on market $60,000 Active 24 DOM
7. 2026-06-09
   days on market $60,000 Active 23 DOM
8. 2026-06-08
   days on market $60,000 Active 22 DOM
9. 2026-06-07
   days on market $60,000 Active 21 DOM
10. 2026-06-03
    days on market $60,000 Active 17 DOM
11. 2026-06-02
    days on market $60,000 Active 16 DOM
12. 2026-06-01
    days on market $60,000 Active 15 DOM
13. 2026-05-31
    days on market $60,000 Active 14 DOM
14. 2026-05-17
    listed $60,000 Active
15. 1986-10-31
    soldstatus $7,000

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $251 · $21/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $12,664
• − Mortgage interest: −$3,361
• − Property taxes: −$251
• − Insurance: −$300
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,745
• Taxable income: $4,980
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $4,483/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: 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

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 · 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

+757.1% since first listed

2 events — show timeline

• 2026-05-17 Listed $60,000 FSBO.com
• 1986-10-31 Sold (Public Records) $7,000 Public Records

Property tax history

-6.7%/yr

Latest (2025): $251 · +0.0% YoY. Source: county tax records.