1131 13th Ave N · Bessemer, AL 35020

$35,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 62 Days on market

Built 1920 0.44 ac lot $29/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special in Bessemer! This 3-bedroom, 1.5-bath property is a prime opportunity for your next rehab project. With solid bones and a functional layout, this home is ready for a full renovation to unlock its true potential. Situated on a lot with a spacious backyard, there’s plenty of room for outdoor improvements, added value, or future tenant appeal. Whether you’re looking for your next flip or a long-term rental, this property offers wonderful opportunity. Property will require rehab and is being sold as-is. Cash or hard money only. Serious investors welcome—don’t miss this opportunity to add value in a growing market! Seller has equitable interest on the property.

Key facts

• Spacious backyard
• Full renovation
• Functional layout

Tags

• SPACIOUS BACKYARD
• FULL RENOVATION
• FUNCTIONAL LAYOUT

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$74,283) 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/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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 falling (-3.1%/yr); 115 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 41% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 40% 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 $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 3.41% ✓
• Cap rate: 30.00%
• Cash-on-cash: 84.66%
• DSCR: 4.77
• GRM: 2.4

CMA / ARV

• ARV (median comp): $74,283
• List price: $35,000
• Delta: -52.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Simmons St	0.27mi	3/1.0	1,180 (-2%)	2mo	$24,999	$21	82
1204 13th Ave N	0.05mi	3/1.0	1,176 (-2%)	15mo	$79,900	$68	82
1009 Westlake Blvd	0.19mi	2/1.5 (-1)	1,257 (+4%)	1mo	$20,000	$16	76
1129 13th St N	0.19mi	3/1.0	1,272 (+6%)	16mo	$80,000	$63	68
711 12th St	0.48mi	3/1.0	1,200 (-0%)	13mo	$68,500	$57	66
2008 Short 14th St N	0.70mi	3/1.0	1,225 (+2%)	2mo	$100,000	$82	63
1926 Long 12th St N	0.52mi	3/1.0	1,144 (-5%)	7mo	$145,000	$127	62
1523 15th Ave N	0.39mi	3/2.0	1,154 (-4%)	12mo	$142,500	$123	61
1003 10th Ave N	0.32mi	3/2.0	1,372 (+14%)	1mo	$55,000	$40	57
1700 N 14th Ave	0.51mi	3/1.0	1,232 (+2%)	21mo	$25,000	$20	55
1700 8th Ave N	0.64mi	3/1.0	1,176 (-2%)	15mo	$32,500	$28	54
529 12th St N	0.64mi	3/2.0	1,347 (+12%)	10mo	$90,000	$67	38

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: 81.6%
• Equity multiple: 4.56×
• Total profit: $34,890
• Equity at exit: $5,219

10-year hold

• IRR: 84.3%
• Equity multiple: 8.52×
• Total profit: $73,659
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$184
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $691

Break-even live

Break-even rent $319

Max offer price $35,000

Occupancy floor 37%

Sensitivity live

Price	-10% $711	-5% $701	+0% $691	+5% $682	+10% $672
Rent	-10% $597	-5% $644	+0% $691	+5% $739	+10% $786
Rate	-1.0pp $709	-0.5pp $700	base $691	+0.5pp $682	+1.0pp $673

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	0.24mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	0.48mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	0.60mi
2028 13th St N Bessemer, AL	3.0	2.0	1372	$1,073	$0.78	24d	1	0.65mi
1929 15th St N Bessemer, AL	3.0	2.0	1140	$1,250	$1.10	20d	1	0.70mi
2129 13th St N Bessemer, AL	4.0	1.0	1378	$1,445	$1.05	15d	1	0.75mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	0.76mi
1314 22nd Ave N Bessemer, AL	3.0	1.0	1038	$1,000	$0.96	44d	1	0.84mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	24d	1	0.86mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	3d	1	0.87mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	44d	1	0.88mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	12d	1	0.92mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	16d	1	0.92mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	11d	1	0.99mi
2234 19th St N Bessemer, AL	2.0	1.0	1106	$975	$0.88	44d	1	1.11mi
428 Willow Ln Bessemer, AL	4.0	2.0	1375	$1,620	$1.18	15d	1	1.12mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	24d	1	1.22mi
306 W Lake Cir SW Bessemer, AL	1.0–3.0	1.0–2.0	1004	$1,455	$1.45	2d	1	1.30mi
1013 25th Ave N Bessemer, AL	3.0	2.0	1144	$1,546	$1.35	16d	1	1.32mi
3447 Jeanne Ln Bessemer, AL	3.0	2.0	1460	$1,850	$1.27	2d	1	1.36mi
1623 26th Ave N Bessemer, AL	2.0	1.0	1004	$1,095	$1.09	11d	1	1.37mi
1315 27th St N Bessemer, AL	4.0	2.0	1439	$1,250	$0.87	44d	1	1.39mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	4d	1	1.42mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	22d	1	1.42mi
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	44d	1	1.45mi
1036 Rose Hill Cir Bessemer, AL	3.0	2.0	1277	$1,300	$1.02	22d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 62 DOM
2. 2026-06-17
   days on market $35,000 Active 61 DOM
3. 2026-06-16
   days on market $35,000 Active 60 DOM
4. 2026-06-15
   price $35,000 Active 59 DOM
5. 2026-06-15
   days on market $45,000 Active 59 DOM
6. 2026-06-13
   days on market $45,000 Active 57 DOM
7. 2026-06-10
   days on market $45,000 Active 54 DOM
8. 2026-06-09
   days on market $45,000 Active 53 DOM
9. 2026-06-08
   days on market $45,000 Active 52 DOM
10. 2026-06-07
    days on market $45,000 Active 51 DOM
11. 2026-06-05
    days on market $45,000 Active 48 DOM
12. 2026-06-03
    days on market $45,000 Active 47 DOM
13. 2026-06-02
    days on market $45,000 Active 46 DOM
14. 2026-06-01
    days on market $45,000 Active 45 DOM
15. 2026-05-31
    days on market $45,000 Active 44 DOM
16. 2026-04-17
    listed $45,000 Active 705-char remark

    Show marketing remark (705 chars)

    Investor special in Bessemer! This 3-bedroom, 1.5-bath property is a prime opportunity for your next rehab project. With solid bones and a functional layout, this home is ready for a full renovation to unlock its true potential. Situated on a lot with a spacious backyard, there’s plenty of room for outdoor improvements, added value, or future tenant appeal. Whether you’re looking for your next flip or a long-term rental, this property offers wonderful opportunity. Property will require rehab and is being sold as-is. Cash or hard money only. Serious investors welcome—don’t miss this opportunity to add value in a growing market! Seller has equitable interest on the property.

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 6/10 Major FEMA zone X (unshaded) · 72% 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 40% 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: $14,329
• − Mortgage interest: −$1,961
• − Property taxes: −$646
• − Insurance: −$175
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,018
• Taxable income: $8,237
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $6,320/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

1 event — show timeline

• 2026-04-17 Listed $45,000 Greater Alabama MLS

Property tax history

+2.5%/yr

Latest (2025): $646 · +25.4% YoY. Source: county tax records.