1805 Brandon Way · Bessemer, AL 35022

$255,500

3 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 44 Days on market

Built 1995 0.31 ac lot $184/sqft · at area comps Est $260k · at est.

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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 +12.8/30.0
• ARV discount +8.4/15.0
• Rent growth +5.0/5.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful family home with vaulted ceilings, fireplace, hardwood laminate in main areas in Bradford Park. Close to everything! Wonderful family neighborhood. Large, fenced back yard and full unfinished basement. Priced to sell!!

Key facts

• Generous lot
• Screened in sunroom
• Near peaceful pond

Tags

• SCREENED IN SUNROOM
• FULL DAYLIGHT BASEMENT
• GENEROUS LOT
• NEAR PEACEFUL POND
• CLOSE TO SHOPPING
• CLOSE TO UAB HOSPITAL

Property features AI

Exterior

• Parking: Side garage entry; Basement parking; 2 total garage spaces (2 in basement level)
• Utilities: Public water; Connected sewer; Internet service available
• Home design: Existing property; Interior lot; Basement foundation
• Construction: Brick over foundation with vinyl siding
• Exterior features: Fenced yard; Open patio; Porch; Screened deck; Pond on the property; Sidewalks and street lights

Interior

• Kitchen: Solid surface countertops; Built-in dishwasher; Electric oven; Eating area
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Carpet; Hardwood and hardwood laminate; Tile flooring
• Bathrooms: Two full bathrooms; Garden tub, separate shower, and tub/shower combo
• Heating & cooling: Central cooling; Central forced-air heating with natural gas
• Interior features: Smooth ceilings; One gas fireplace with gas logs in the great room; All window treatments remain; Eating area; Attic with pull-down access; Full daylight basement (all unfinished)
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (24.9% below list).
• Recommended offer: $192k (24.9% 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.
• 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.
• Zoned schools: Mcadory Elementary School (math 14% / reading 40%, grade F, #392 of 627 statewide, top 65%, 667 students, 61% FRL); Mcadory High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 44 days — a 3% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $191,866 (24.9% 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 44 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $260,424
• List price: $255,500
• Delta: -1.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Bradford Ln	0.06mi	3/2.0	1,499 (+8%)	2mo	$270,000	$180	81
4551 Rosser Loop Dr	0.33mi	3/2.0	1,386 (0%)	4mo	$253,000	$183	81
1837 Brandon Way	0.11mi	3/2.0	1,461 (+5%)	8mo	$239,900	$164	79
1834 Brandon Way	0.10mi	3/2.0	1,290 (-7%)	11mo	$230,000	$178	74
4762 Rosser Loop Dr	0.34mi	3/2.0	1,365 (-2%)	11mo	$260,000	$190	73
4413 Wild Flower Cir	0.09mi	3/2.0	1,571 (+13%)	7mo	$244,900	$156	68
4661 Rosser Loop Dr	0.47mi	3/2.0	1,440 (+4%)	11mo	$260,000	$181	63
4712 Rosser Loop Dr	0.48mi	3/2.0	1,469 (+6%)	7mo	$249,900	$170	61
1671 Bradford Ln	0.20mi	3/2.0	1,591 (+15%)	7mo	$256,345	$161	60
5397 Summerset Way	0.47mi	3/2.0	1,560 (+13%)	4mo	$240,100	$154	54
1311 Fulton Dr	0.72mi	4/1.5 (+1)	1,395 (+1%)	6mo	$164,000	$118	54
5709 Rockdale Rd	0.53mi	3/1.0	1,184 (-15%)	1mo	$125,000	$106	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: -12.2%
• Equity multiple: 0.54×
• Total profit: $-32,819
• Equity at exit: $38,096

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $15,261
• Equity at exit: $22,091

Cash invested: $71,540 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,340
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-23

Break-even live

Break-even rent $1,947

Max offer price $251,491

Occupancy floor 96%

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	2d	1	0.38mi
457 Flint Hill Rd Bessemer, AL	2.0	1.5	975	$860	$0.88	2d	3	0.93mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	2d	1	1.11mi
505 Westchester Dr Bessemer, AL	4.0	2.0	1706	$1,850	$1.08	44d	1	1.16mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	16d	1	1.19mi
600 Flint Hill Ln Bessemer, AL	2.0–3.0	2.0	1005	$1,099	$1.09	2d	7	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $255,500 Active 44 DOM
2. 2026-06-17
   days on market $255,500 Active 43 DOM
3. 2026-06-16
   days on market $255,500 Active 42 DOM
4. 2026-06-15
   days on market $255,500 Active 41 DOM
5. 2026-06-13
   days on market $255,500 Active 39 DOM
6. 2026-06-10
   days on market $255,500 Active 36 DOM
7. 2026-06-09
   days on market $255,500 Active 35 DOM
8. 2026-06-08
   days on market $255,500 Active 34 DOM
9. 2026-06-07
   pricedays on market $255,500 Active 33 DOM
10. 2026-06-03
    days on market $270,000 Active 29 DOM
11. 2026-06-02
    days on market $270,000 Active 28 DOM
12. 2026-06-01
    days on market $270,000 Active 27 DOM
13. 2026-05-31
    days on market $270,000 Active 26 DOM
14. 2026-05-05
    listed $270,000 Active 775-char remark
15. 2022-11-22
    soldstatus $247,000
16. 2022-11-18
    soldstatus $247,000 Sold 229-char remark

    Show marketing remark (229 chars)

    Wonderful family home with vaulted ceilings, fireplace, hardwood laminate in main areas in Bradford Park. Close to everything! Wonderful family neighborhood. Large, fenced back yard and full unfinished basement. Priced to sell!!

17. 2022-10-20
    historical Contingent 229-char remark

    Show marketing remark (229 chars)

    Wonderful family home with vaulted ceilings, fireplace, hardwood laminate in main areas in Bradford Park. Close to everything! Wonderful family neighborhood. Large, fenced back yard and full unfinished basement. Priced to sell!!

18. 2022-10-14
    listed $239,900 Active 229-char remark

    Show marketing remark (229 chars)

    Wonderful family home with vaulted ceilings, fireplace, hardwood laminate in main areas in Bradford Park. Close to everything! Wonderful family neighborhood. Large, fenced back yard and full unfinished basement. Priced to sell!!

19. 2017-03-24
    soldstatus $153,400
20. 2017-03-23
    soldstatus $153,000 Sold

    Show marketing remark (192 chars)

    Extra nice 3 BR, 2 BA on a full unfinished basement. Laminate hardwood in all but two bedrooms. Carport, glassed-in Florida room, separate dining room. Great room has fireplace and glass logs.

21. 2017-02-28
    historical

    Show marketing remark (192 chars)

    Extra nice 3 BR, 2 BA on a full unfinished basement. Laminate hardwood in all but two bedrooms. Carport, glassed-in Florida room, separate dining room. Great room has fireplace and glass logs.

22. 2016-12-28
    status Active

    Show marketing remark (192 chars)

    Extra nice 3 BR, 2 BA on a full unfinished basement. Laminate hardwood in all but two bedrooms. Carport, glassed-in Florida room, separate dining room. Great room has fireplace and glass logs.

23. 2016-12-14
    historical

    Show marketing remark (192 chars)

    Extra nice 3 BR, 2 BA on a full unfinished basement. Laminate hardwood in all but two bedrooms. Carport, glassed-in Florida room, separate dining room. Great room has fireplace and glass logs.

24. 2016-10-07
    listed $154,900 Active

    Show marketing remark (192 chars)

    Extra nice 3 BR, 2 BA on a full unfinished basement. Laminate hardwood in all but two bedrooms. Carport, glassed-in Florida room, separate dining room. Great room has fireplace and glass logs.

25. 1996-02-01
    soldstatus $105,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/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 · 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: $23,024
• − Mortgage interest: −$14,312
• − Property taxes: −$1,105
• − Insurance: −$1,278
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$7,433
• Taxable loss: −$4,787
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $877/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: 20,251
• 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

+143.3% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $255,500 Greater Alabama MLS
• 2026-05-05 Listed $270,000 Greater Alabama MLS
• 2022-11-22 Sold (Public Records) $247,000 Public Records
• 2022-11-18 Sold (MLS) $247,000 Greater Alabama MLS
• 2022-10-20 Contingent — Greater Alabama MLS
• 2022-10-14 Listed $239,900 Greater Alabama MLS
• 2017-03-24 Sold (Public Records) $153,400 Public Records
• 2017-03-23 Sold (MLS) $153,000 Greater Alabama MLS
• 2017-02-28 Delisted — Greater Alabama MLS
• 2016-12-28 Relisted — Greater Alabama MLS
• 2016-12-14 Delisted — Greater Alabama MLS
• 2016-10-07 Listed $154,900 Greater Alabama MLS
• 1996-02-01 Sold (Public Records) $105,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,105 · +0.0% YoY. Source: county tax records.