483 Flint Hill Rd · Bessemer, AL 35022

$110,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 76 Days on market

Built 1945 0.90 ac lot Est $162k · 32% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is such a great home. Rooms are big. Dining room could make a 3rd bedroom and just have a breakfast nook. Fire Department is next door so very safe area. This is a perfect first home or a great investment property. Enjoy the big, front porch or the big back yard.

Key facts

• 0.9 acre lot
• Built 1945
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: 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: Abrams Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 254 students, 78% FRL); Bessemer City High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 850 students, 61% FRL) — zoned schools average 69% FRL vs 87% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 7814% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1945 — 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: 1.53% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $161,595
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Carriage House Rd SW	0.26mi	3/1.0	1,263 (+6%)	19mo	$171,000	$135	63
697 Westchester Dr	0.27mi	3/1.0	1,040 (-13%)	14mo	$115,000	$111	54
4762 Rosser Loop Dr	0.72mi	3/2.0	1,365 (+14%)	11mo	$260,000	$190	30

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: 21.5%
• Equity multiple: 1.94×
• Total profit: $28,829
• Equity at exit: $16,401

10-year hold

• IRR: 32.7%
• Equity multiple: 4.71×
• Total profit: $114,288
• Equity at exit: $9,511

Cash invested: $30,800 (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 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 311
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $592

Break-even live

Break-even rent $936

Max offer price $110,000

Occupancy floor 60%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Flint Hill Rd Bessemer, AL	2.0	1.5	975	$860	$0.88	2d	3	0.08mi
600 Flint Hill Ln Bessemer, AL	2.0–3.0	2.0	1005	$1,099	$1.09	2d	7	0.47mi

Listing history 11 events

1. 2024-10-20
   historical $1,325
2. 2024-09-11
   soldstatus $168,500
3. 2024-09-07
   price $1,325
4. 2024-08-23
   price $1,350
5. 2024-08-06
   listed $1,390
6. 2024-05-17
   status Pending
7. 2024-04-09
   status Active
8. 2024-03-25
   status Pending
9. 2024-03-19
   price $110,000
10. 2024-02-24
    price $125,000
11. 2024-02-16
    listed $165,000 Active

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $20,228
• − Mortgage interest: −$6,162
• − Property taxes: −$1,399
• − Insurance: −$550
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$3,200
• Taxable income: $5,681
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,746/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: 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

-99.2% since first listed

11 events — show timeline

• 2024-10-20 Rental Removed $1,325 SHOWMOJO
• 2024-09-11 Sold (Public Records) $168,500 Public Records
• 2024-09-07 Price Changed $1,325 SHOWMOJO
• 2024-08-23 Price Changed $1,350 SHOWMOJO
• 2024-08-06 Listed for Rent $1,390 SHOWMOJO
• 2024-05-17 Pending — Greater Alabama MLS
• 2024-04-09 Relisted — Greater Alabama MLS
• 2024-03-25 Pending — Greater Alabama MLS
• 2024-03-19 Price Changed $110,000 Greater Alabama MLS
• 2024-02-24 Price Changed $125,000 Greater Alabama MLS
• 2024-02-16 Listed $165,000 Greater Alabama MLS

Property tax history

+4.6%/yr

Latest (2025): $1,399 · +2.5% YoY. Source: county tax records.