4781 Rosser Farms Pkwy · McCalla, AL 35022

$287,375

3 bd · 2.0 ba · 890 sqft · SingleFamily public records · 17 Days on market

Built 2022 0.30 ac lot $44/mo HOA · 3% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.2/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2 Story with side entry 2 car garage on large corner lot. All bedrooms are upstairs, garage opens close to kitchen for limited steps to bring in groceries. Move in ready. Media room or playroom upstairs with 3 bedrooms.

Key facts

• Side entry garage
• Large corner lot
• Playroom upstairs

Tags

• SIDE ENTRY GARAGE
• LARGE CORNER LOT
• MEDIA ROOM
• PLAYROOM UPSTAIRS

Property features AI

Finance

• HOA & community: Annual association fee of $525; Fees include common grounds maintenance

Exterior

• Parking: Attached side-entry 2-car garage
• Utilities: Public water; Connected sewer; Underground utilities; Internet availability unknown
• Home design: Siding (Hardiplank) exterior; Existing home
• Construction: Slab foundation
• Exterior features: Open patio; No pool; Not waterfront

Interior

• Kitchen: Dishwasher (built‑in); Solid surface countertops
• Bedrooms: Primary suite located on upper level; Additional bedrooms located on upper level
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; One half bathroom; Garden tub in at least one bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral/vaulted ceilings; Bay window; Solid surface kitchen countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (39.2% below list).
• Recommended offer: $175k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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 High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 72% FRL vs 49% district-wide (24 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; 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 $9k 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 17 days — a 2% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,757 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.61% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.20×
• Total profit: $-64,677
• Equity at exit: $42,849

10-year hold

• IRR: -8.3%
• Equity multiple: 0.38×
• Total profit: $-49,725
• Equity at exit: $24,847

Cash invested: $80,465 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$1,507
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$120
• HOA: −$44
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-428

Break-even live

Break-even rent $2,289

Max offer price $211,759

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-347	+0% $-428	+5% $-509	+10% $-591
Rent	-10% $-566	-5% $-497	+0% $-428	+5% $-359	+10% $-290
Rate	-1.0pp $-283	-0.5pp $-355	base $-428	+0.5pp $-503	+1.0pp $-578

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: $71,844
• Closing costs: $8,621
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 12 events

1. 2026-06-18
   days on market $287,375 Active 17 DOM
2. 2026-06-17
   days on market $287,375 Active 16 DOM
3. 2026-06-16
   days on market $287,375 Active 15 DOM
4. 2026-06-15
   days on market $287,375 Active 14 DOM
5. 2026-06-13
   days on market $287,375 Active 12 DOM
6. 2026-06-10
   days on market $287,375 Active 9 DOM
7. 2026-06-09
   days on market $287,375 Active 8 DOM
8. 2026-06-08
   days on market $287,375 Active 7 DOM
9. 2026-06-07
   days on market $287,375 Active 6 DOM
10. 2026-06-03
    days on market $287,375 Active 2 DOM
11. 2026-06-01
    remarks 219-char remark
12. 2026-06-01
    listed $287,375 Active 1 DOM

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,971
• − Mortgage interest: −$16,097
• − Property taxes: −$1,654
• − Insurance: −$1,437
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$528
• − Depreciation: −$8,360
• Taxable loss: −$10,461
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,626/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

1 event — show timeline

• 2026-06-01 Listed $287,375 Greater Alabama MLS

Property tax history

+247.6%/yr

Latest (2023): $1,654 · +247.6% YoY. Source: county tax records.