4788 Longmeadow Dr · McCalla, AL 35022

$250,000

3 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 24 Days on market

Built 2002 4,791 sqft lot $179/sqft · at area comps Est $253k · at est. $40/mo HOA · 2% of rent

---

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 +14.6/30.0
• ARV discount +8.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Still renting? It’s time to own. This 3BR/2BA, one-level home in McCalla offers space, comfort, and community amenities renters only dream of—fireplace, luxury primary suite, pool, clubhouse, tennis courts, and more. Stop paying rent and start building equity. Homes like this move fast—Call to schedule a showing!

Key facts

• Clubhouse
• Tennis courts
• Luxury primary suite

Tags

• LUXURY PRIMARY SUITE
• POOL
• CLUBHOUSE
• TENNIS COURTS

Property features AI

Finance

• Other: Property access via curb and gutters, paved public road
• Financial info: Quarterly garbage fee
• HOA & community: Monthly association fee of $40 covering management, recreation facility, and utilities for common areas; Community amenities include clubhouse, playground, pond, private lake, sidewalks, street lights, and tennis courts

Exterior

• Parking: Front entry attached garage with 2 spaces; Driveway parking and off-street parking
• Security: Security system
• Utilities: Public water; Connected sewer; Spectrum internet availability
• Home design: Existing construction; 4-side brick and vinyl siding
• Construction: Slab foundation
• Exterior features: Fenced yard; Open patio; Garden/patio; Community in-ground pool; Subdivision setting

Interior

• Kitchen: Stone countertops; Eating area; Pantry; Dishwasher (built-in), microwave (built-in), electric oven, electric stove, refrigerator
• Bedrooms: Three bedrooms on main level
• Flooring: Carpet; Tile flooring
• Bathrooms: Two full bathrooms; Jetted tub, separate shower, separate vanities, tub/shower combo; Walk-in closets
• Heating & cooling: Gas heat and heat pump; Central cooling; Programmable thermostat
• Interior features: Smooth ceilings; Security system; Some window treatments to remain; Pull-down attic; One gas fireplace with gas logs in the family room
• 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 $250k.

Deal economics

• At list price, monthly cash flow is $58 ($698/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in McCalla — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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); Bessemer City Middle School (math 3% / reading 23%, grade F, #215 of 257 statewide, top 84%, 674 students, 88% FRL); Mcadory High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 74% FRL vs 49% district-wide (25 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,880 (18.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $252,702
• List price: $250,000
• Delta: 0.51%
• 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
4793 Longmeadow Dr	0.03mi	3/2.0	1,395 (0%)	1mo	$160,000	$115	98
4820 Longmeadow Ln	0.07mi	3/2.0	1,486 (+6%)	1mo	$232,000	$156	85
4761 Longmeadow Dr	0.07mi	3/2.0	1,568 (+12%)	2mo	$265,000	$169	74
4717 Longmeadow Dr	0.14mi	2/2.0 (-1)	1,276 (-8%)	9mo	$229,900	$180	67
6124 Letson Farms Dr	0.10mi	2/2.0 (-1)	1,231 (-12%)	5mo	$234,000	$190	67
4631 Clubview Dr	0.32mi	3/2.0	1,543 (+11%)	1mo	$269,900	$175	66
6108 Letson Farms Dr	0.09mi	2/2.0 (-1)	1,230 (-12%)	7mo	$245,000	$199	65
6038 Townley Ct	0.52mi	2/2.0 (-1)	1,374 (-2%)	8mo	$205,000	$149	61
6277 S Clubview Cir	0.47mi	3/2.0	1,543 (+11%)	3mo	$287,000	$186	58
4590 Clubview Dr	0.41mi	3/2.0	1,543 (+11%)	7mo	$278,000	$180	57
4617 Riverbirch Ln	0.74mi	3/2.0	1,412 (+1%)	8mo	$268,000	$190	57
5733 Riverbirch Dr	0.69mi	3/2.0	1,561 (+12%)	3mo	$249,000	$160	45

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-26,108
• Equity at exit: $37,276

10-year hold

• IRR: 5.0%
• Equity multiple: 1.44×
• Total profit: $30,763
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $58

Break-even live

Break-even rent $1,965

Max offer price $250,000

Occupancy floor 92%

Sensitivity live

Price	-10% $200	-5% $129	+0% $58	+5% $-13	+10% $-83
Rent	-10% $-103	-5% $-22	+0% $58	+5% $139	+10% $219
Rate	-1.0pp $184	-0.5pp $122	base $58	+0.5pp $-7	+1.0pp $-73

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	12d	1	0.10mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	3d	1	0.68mi
4897 Newbridge Blvd Bessemer, AL	4.0	2.0	1774	$2,095	$1.18	13d	1	1.39mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-22
   days on market $250,000 Active 24 DOM
2. 2026-06-18
   days on market $250,000 Active 21 DOM
3. 2026-06-17
   days on market $250,000 Active 20 DOM
4. 2026-06-16
   days on market $250,000 Active 19 DOM
5. 2026-06-15
   days on market $250,000 Active 18 DOM
6. 2026-06-13
   days on market $250,000 Active 16 DOM
7. 2026-06-10
   days on market $250,000 Active 13 DOM
8. 2026-06-09
   days on market $250,000 Active 12 DOM
9. 2026-06-08
   days on market $250,000 Active 11 DOM
10. 2026-06-07
    days on market $250,000 Active 10 DOM
11. 2026-06-03
    days on market $250,000 Active 6 DOM
12. 2026-06-02
    days on market $250,000 Active 5 DOM
13. 2026-06-01
    days on market $250,000 Active 4 DOM
14. 2026-05-31
    days on market $250,000 Active 3 DOM
15. 2026-04-25
    price $254,000 332-char remark
16. 2026-03-30
    price $261,900 332-char remark
17. 2026-01-29
    listed $264,900 Active 332-char remark
18. 2025-05-20
    price $264,900
19. 2023-06-09
    soldstatus $245,000 Sold
20. 2023-06-09
    soldstatus $245,000
21. 2023-04-22
    historical Contingent
22. 2023-04-18
    listed $245,000 Active
23. 2014-09-12
    soldstatus $137,509
24. 2014-08-29
    soldstatus $137,500
25. 2014-03-16
    listed $139,900
26. 2005-01-19
    soldstatus $138,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/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 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,466
• − Mortgage interest: −$14,004
• − Property taxes: −$1,167
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$480
• − Depreciation: −$7,273
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,568/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 — McCalla

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McCalla, AL
• County: Jefferson County · 527,445 people
• 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

+81.2% since first listed

12 events — show timeline

• 2026-05-28 Listed $250,000 Greater Alabama MLS
• 2026-04-25 Price Changed $254,000 Greater Alabama MLS
• 2026-03-30 Price Changed $261,900 Greater Alabama MLS
• 2025-05-20 Price Changed $264,900 Greater Alabama MLS
• 2023-06-09 Sold (Public Records) $245,000 Public Records
• 2023-06-09 Sold (MLS) $245,000 Greater Alabama MLS
• 2023-04-22 Contingent — Greater Alabama MLS
• 2023-04-18 Listed $245,000 Greater Alabama MLS
• 2014-09-12 Sold (Public Records) $137,509 Public Records
• 2014-08-29 Sold (MLS) $137,500 Greater Alabama MLS
• 2014-03-16 Listed $139,900 Greater Alabama MLS
• 2005-01-19 Sold (Public Records) $138,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,167 · +0.0% YoY. Source: county tax records.