5035 Pleasant Hill Rd · Bessemer, AL 35022

$164,900

3 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 29 Days on market

Built 1950 2.87 ac lot $148/sqft · 25% below area Est $221k · 25% under ↓ 45% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• 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

Solid brick home with great bones & endless potential! Conveniently located just minutes from I-459, this property offers quick and easy access to anywhere in Birmingham while still providing the comfort of and established neighborhood setting. Featuring a strong foundation, spacious layout and timeless character, this home is the perfect opportuity for buyers ready to add their personal touch. While updates and repairs are needed, the possibilities are endless for creating a dream home or investment property with lasting value.

Key facts

• Strong foundation
• Brick home
• Spacious layout

Tags

• BRICK HOME
• STRONG FOUNDATION
• SPACIOUS LAYOUT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Property in Greenwood subdivision; Approximately 2.87 acres
• Financial info: Down payment assistance available
• HOA & community: Fire fee included; Garbage fee included

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Septic sewer; Underground utilities; Unknown internet availability
• Home design: Existing (previously built) home; Four-sided brick exterior
• Construction: Four-sided brick construction; Crawl space foundation
• Exterior features: Covered patio; Porch

Interior

• Kitchen: Laminate and butcher block countertops; Electric oven; Double oven; Refrigerator
• Bedrooms: Two bedrooms on main level (approx. 10' x 14' and 14' x 12')
• Flooring: Hardwood
• Bathrooms: One full bath with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Hardwood floors; Brick wood-burning fireplace in the den; No attic
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Greenwood Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 286 students, 77% FRL).
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 1 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 $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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (median comp): $220,713
• List price: $164,900
• Delta: -25.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,443
• Equity at exit: $24,587

10-year hold

• IRR: 13.6%
• Equity multiple: 2.35×
• Total profit: $62,338
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $247

Break-even live

Break-even rent $1,479

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2420 Carrolls Ln Bessemer, AL	4.0	2.0	1204	$1,375	$1.14	23d	1	1.03mi

Listing history 16 events

1. 2026-06-18
   days on market $164,900 Active 29 DOM
2. 2026-06-17
   days on market $164,900 Active 28 DOM
3. 2026-06-16
   days on market $164,900 Active 27 DOM
4. 2026-06-15
   days on market $164,900 Active 26 DOM
5. 2026-06-13
   days on market $164,900 Active 24 DOM
6. 2026-06-10
   days on market $164,900 Active 21 DOM
7. 2026-06-09
   days on market $164,900 Active 20 DOM
8. 2026-06-08
   days on market $164,900 Active 19 DOM
9. 2026-06-07
   days on market $164,900 Active 18 DOM
10. 2026-06-05
    days on market $164,900 Active 15 DOM
11. 2026-06-03
    days on market $164,900 Active 14 DOM
12. 2026-06-02
    days on market $164,900 Active 13 DOM
13. 2026-06-01
    days on market $164,900 Active 12 DOM
14. 2026-05-31
    days on market $164,900 Active 11 DOM
15. 2026-05-11
    listed $164,900 Active 540-char remark
16. 2023-08-11
    soldstatus $298,000

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,512
• − Mortgage interest: −$9,237
• − Property taxes: −$2,824
• − Insurance: −$824
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,797
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,876/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

-44.7% since first listed

4 events — show timeline

• 2026-05-29 Relisted — Greater Alabama MLS
• 2026-05-20 Pending — Greater Alabama MLS
• 2026-05-11 Listed $164,900 Greater Alabama MLS
• 2023-08-11 Sold (Public Records) $298,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $2,824 · -4.2% YoY. Source: county tax records.