1331 Longbrook Dr · Bessemer, AL 35020

$79,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 129 Days on market

Built 1981 8,276 sqft lot $74/sqft · 7% below area Est $86k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Utilities temporarily disconnected, house winterized for safety. Utilities WILL be connected prior to inspection, no issues with plumbing, electrical, HVAC, or roof. Wonderfully quiet neighborhood with well kept houses. Good purchase opportunity for investor, house needs some TLC and renovations but structurally sound.

Key facts

• 8,276 sq ft lot
• Built 1981
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $552 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $86,091
• List price: $79,900
• Delta: -7.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 11th St S	0.21mi	2/1.0 (-1)	1,120 (+4%)	5mo	$40,000	$36	71
1009 Avenue G	0.36mi	4/1.5 (+1)	1,108 (+3%)	6mo	$100,000	$90	67
1615 Dartmouth Ave	0.30mi	3/1.0	1,186 (+10%)	4mo	$47,500	$40	62
223 9th St S	0.42mi	2/1.0 (-1)	1,117 (+3%)	11mo	$95,000	$85	56
802 Clarendon Ave	0.47mi	2/2.0 (-1)	1,214 (+12%)	5mo	$106,000	$87	48
1008 Avenue H	0.41mi	3/2.0	1,215 (+12%)	16mo	$85,000	$70	47
600 Mcadory Ave	0.73mi	3/2.0	1,014 (-6%)	16mo	$55,000	$54	42
912 Avenue I	0.47mi	2/1.0 (-1)	926 (-14%)	13mo	$25,500	$28	34

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $6,295
• Equity at exit: $11,913

10-year hold

• IRR: 14.1%
• Equity multiple: 1.99×
• Total profit: $22,049
• Equity at exit: $6,908

Cash invested: $22,372 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$419
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $352

Break-even live

Break-even rent $636

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Dartmouth Ave Bessemer, AL	3.0	1.0	984	$925	$0.94	44d	1	0.29mi
1622 Fairfax Ave Bessemer, AL	2.0	2.0	1104	$995	$0.90	2d	1	0.36mi
1600 Holbrook Ave Bessemer, AL	3.0	1.0	885	$999	$1.13	2d	1	0.41mi
208 9th Ct S Bessemer, AL	2.0	1.0	784	$650	$0.83	24d	1	0.42mi
810 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	0.43mi
808 Fairfax Ave Bessemer, AL	3.0	1.0	1042	$1,050	$1.01	24d	1	0.43mi
420 19th St S Bessemer, AL	2.0	1.0	910	$850	$0.93	44d	1	0.53mi
1830 Exeter Ave Bessemer, AL	2.0	1.0	913	$850	$0.93	44d	1	0.53mi
419 19th St S Bessemer, AL	3.0	2.0	1200	$1,050	$0.88	12d	1	0.56mi
622 Jefferson Ave Bessemer, AL	2.0	1.0	800	$850	$1.06	21d	1	0.59mi
622 Jefferson Ave Unit 622 Bessemer, AL	2.0	1.0	800	$850	$1.06	3d	1	0.59mi
1307 3rd Ave N Bessemer, AL	4.0	1.0	960	$1,200	$1.25	44d	1	0.60mi
704 Avenue I Bessemer, AL	3.0	1.0	1232	$1,200	$0.97	24d	1	0.62mi
1909 Holbrook Ave Bessemer, AL	2.0	1.0	1064	$930	$0.87	44d	1	0.66mi
806 4th Ave N Bessemer, AL	3.0	1.0	1092	$1,050	$0.96	24d	1	0.84mi
830 5th Ave N Bessemer, AL	3.0	1.0	1072	$1,000	$0.93	44d	1	0.86mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$1,000	$1.04	24d	1	1.00mi
300 Norwood Ave Bessemer, AL	3.0	1.0	966	$900	$0.93	12d	1	1.00mi
719 16th St N Bessemer, AL	3.0	1.5	1085	$1,075	$0.99	24d	1	1.04mi
236 Clifton St Bessemer, AL	3.0	1.0	1450	$1,100	$0.76	44d	1	1.06mi
817 15th St N Bessemer, AL	3.0	2.0	1116	$1,125	$1.01	3d	1	1.10mi
18 Center St Bessemer, AL	3.0	1.0	1418	$1,100	$0.78	44d	1	1.11mi
10 Center St Bessemer, AL	3.0	1.0	1152	$1,000	$0.87	44d	1	1.13mi
1015 11th St N Bessemer, AL	2.0	1.0	876	$975	$1.11	12d	1	1.27mi
410 W Lake Dr Bessemer, AL	2.0	1.0	780	$875	$1.12	10d	1	1.28mi
510 W Lake Dr Bessemer, AL	3.0	1.0	950	$1,025	$1.08	16d	1	1.29mi
531 W Lake Dr Bessemer, AL	3.0	1.0	1014	$1,200	$1.18	3d	1	1.29mi
512 W Lake Dr Bessemer, AL	3.0	1.0	944	$1,125	$1.19	12d	1	1.29mi
63 Bluebell St Bessemer, AL	4.0	2.0	1232	$1,399	$1.14	16d	1	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 129 DOM
2. 2026-06-17
   days on market $79,900 Active 128 DOM
3. 2026-06-16
   days on market $79,900 Active 127 DOM
4. 2026-06-15
   days on market $79,900 Active 126 DOM
5. 2026-06-13
   days on market $79,900 Active 124 DOM
6. 2026-06-10
   days on market $79,900 Active 121 DOM
7. 2026-06-09
   days on market $79,900 Active 120 DOM
8. 2026-06-08
   days on market $79,900 Active 119 DOM
9. 2026-06-07
   days on market $79,900 Active 118 DOM
10. 2026-06-05
    days on market $79,900 Active 115 DOM
11. 2026-06-03
    days on market $79,900 Active 114 DOM
12. 2026-06-02
    days on market $79,900 Active 113 DOM
13. 2026-06-01
    pricedays on market $79,900 Active 112 DOM
14. 2026-05-31
    days on market $89,900 Active 111 DOM
15. 2026-03-27
    price $89,900 320-char remark

    Show marketing remark (320 chars)

    Utilities temporarily disconnected, house winterized for safety. Utilities WILL be connected prior to inspection, no issues with plumbing, electrical, HVAC, or roof. Wonderfully quiet neighborhood with well kept houses. Good purchase opportunity for investor, house needs some TLC and renovations but structurally sound.

16. 2026-02-09
    listed $99,900 Active 320-char remark

    Show marketing remark (320 chars)

    Utilities temporarily disconnected, house winterized for safety. Utilities WILL be connected prior to inspection, no issues with plumbing, electrical, HVAC, or roof. Wonderfully quiet neighborhood with well kept houses. Good purchase opportunity for investor, house needs some TLC and renovations but structurally sound.

17. 1999-12-06
    soldstatus $56,000
18. 1989-09-21
    soldstatus $41,190
19. 1981-08-01
    soldstatus $38,200

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $605 · $50/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $12,984
• − Mortgage interest: −$4,476
• − Property taxes: −$605
• − Insurance: −$400
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,324
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,481/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

+135.3% since first listed

5 events — show timeline

• 2026-03-27 Price Changed $89,900 Greater Alabama MLS
• 2026-02-09 Listed $99,900 Greater Alabama MLS
• 1999-12-06 Sold (Public Records) $56,000 Public Records
• 1989-09-21 Sold (Public Records) $41,190 Public Records
• 1981-08-01 Sold (Public Records) $38,200 Public Records

Property tax history

+4.5%/yr

Latest (2025): $605 · +0.0% YoY. Source: county tax records.