2101 Sadlertown Rd · Bessemer, AL 35022

$175,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 19 Days on market

Built 1984 1.00 ac lot $142/sqft · 29% below area Est $248k · 29% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• 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

Take a look at this cozy 4 bed 1.5 bath home, this home is sat on 1 acre that includes your very own workshop/detached garage!

Key facts

• Detached shop
• 1 acre lot
• Built 1984

Tags

• DETACHED SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $247,865
• List price: $175,000
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3149 Pinecreek Loop	0.33mi	2/2.0 (-1)	1,171 (-5%)	24mo	$194,000	$166	50
2138 Cumberland Rd	0.48mi	3/2.0	1,390 (+13%)	10mo	$202,000	$145	46

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,166
• Equity at exit: $26,093

10-year hold

• IRR: 15.1%
• Equity multiple: 2.50×
• Total profit: $73,535
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $324

Break-even live

Break-even rent $1,466

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Wind Ridge Ln Bessemer, AL	3.0	2.0	1305	$1,850	$1.42	3d	1	0.16mi
4015 Goodwin Rd Bessemer, AL	3.0	2.0	1200	$1,211	$1.01	16d	1	0.45mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	43d	1	1.42mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	16d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 19 DOM
2. 2026-06-17
   days on market $175,000 Active 18 DOM
3. 2026-06-16
   days on market $175,000 Active 17 DOM
4. 2026-06-15
   days on market $175,000 Active 16 DOM
5. 2026-06-13
   days on market $175,000 Active 14 DOM
6. 2026-06-10
   pricedays on market $175,000 Active 11 DOM
7. 2026-06-09
   days on market $180,000 Active 10 DOM
8. 2026-06-08
   days on market $180,000 Active 9 DOM
9. 2026-06-07
   days on market $180,000 Active 8 DOM
10. 2026-06-05
    days on market $180,000 Active 5 DOM
11. 2026-06-03
    days on market $180,000 Active 4 DOM
12. 2026-06-02
    days on market $180,000 Active 3 DOM
13. 2026-06-01
    days on market $180,000 Active 2 DOM
14. 2026-05-31
    remarks 247-char remark
15. 2026-05-31
    pricestatusdays on marketlisting id $180,000 Active 1 DOM
16. 2026-05-09
    price $185,000 126-char remark

    Show marketing remark (126 chars)

    Take a look at this cozy 4 bed 1.5 bath home, this home is sat on 1 acre that includes your very own workshop/detached garage!

17. 2026-03-17
    price $199,999 126-char remark

    Show marketing remark (126 chars)

    Take a look at this cozy 4 bed 1.5 bath home, this home is sat on 1 acre that includes your very own workshop/detached garage!

18. 2026-02-18
    listed $205,000 Active 126-char remark

    Show marketing remark (126 chars)

    Take a look at this cozy 4 bed 1.5 bath home, this home is sat on 1 acre that includes your very own workshop/detached garage!

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 · 18 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: $22,510
• − Mortgage interest: −$9,803
• − Property taxes: −$2,012
• − Insurance: −$875
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$5,091
• Taxable income: $1,128
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,613/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

-9.8% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $185,000 Greater Alabama MLS
• 2026-03-17 Price Changed $199,999 Greater Alabama MLS
• 2026-02-18 Listed $205,000 Greater Alabama MLS

Property tax history

+5.0%/yr

Latest (2025): $2,012 · +33.1% YoY. Source: county tax records.