Winston Plan · McCalla, AL 35111

$336,850

4 bd · 3.0 ba · 2,212 sqft · SingleFamily · 190 Days on market

Good condition $400/mo HOA · 19% 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
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +2.1/30.0
• Schools +1.9/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Winston. The covered front porch is perfect for sipping sweet tea and greeting your neighbors. Inside you find the social hub of the home at the quartz countertop island in the kitchen. While everyone gathers around, snacking on appetizers and sharing stories about their week you don't miss a beat with the openness of the living space. Enjoy dining in the eat-in kitchen, or step right outside to your covered patio, put your grill skills to work and break bread outside. You'll love the convenience of the mudroom right off the 3-car garage. Upstairs there is plenty of space to relax & rejuvenate in the generously sized master suite. Enjoy a soak in the garden tub to end your day. All 3 bedrooms upstairs feature trey ceilings. One additional bedroom downstairs with a full bathroom is perfect for guests. Photos/videos are of a similar home, options & upgrades may not be included in price.

Key facts

• Covered front porch
• Covered patio
• Eat-in kitchen

Tags

• COVERED FRONT PORCH
• QUARTZ COUNTERTOP ISLAND
• EAT-IN KITCHEN
• COVERED PATIO
• MUDROOM
• GARDEN TUB

🏗️ New construction. The $336,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $395,103.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $337k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (44.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (36.5% below list).
• Recommended offer: $187k (44.6% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 4.6% in McCalla — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 Elementary School (math 14% / reading 40%, grade F, #392 of 627 statewide, top 65%, 667 students, 61% FRL); Mcadory Middle School (math 2% / reading 33%, grade F, #199 of 257 statewide, top 77%, 854 students, 74% FRL); Mcadory High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 69% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 400 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 $3k of loan paydown is wiped out by about $12k 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 190 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,718 (44.6% 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. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.54% ✗
• Cap rate: 1.92%
• Cash-on-cash: -15.62%
• DSCR: 0.30
• GRM: 15.4

CMA / ARV

• ARV (median comp): $395,103
• List price: $336,850
• Delta: -14.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8163 Kimbrell Station Loop	0.07mi	4/3.0	2,212 (0%)	6mo	$332,487	$150	92
8143 Kimbrell Station Loop	0.05mi	4/3.0	2,074 (-6%)	12mo	$324,850	$157	77
8148 Kimbrell Station Loop	0.08mi	4/3.0	2,479 (+12%)	0mo	$361,539	$146	76
8144 Kimbrell Station Loop	0.08mi	4/3.0	2,074 (-6%)	12mo	$329,850	$159	76
8156 Kimbrell Station Loop	0.08mi	4/3.0	2,487 (+12%)	0mo	$356,250	$143	75
8159 Kimbrell Station Loop	0.06mi	4/3.0	1,975 (-11%)	5mo	$322,175	$163	75
8151 Kimbrell Station Loop	0.05mi	4/3.0	2,487 (+12%)	8mo	$339,380	$136	70
8167 Kimbrell Station Loop	0.08mi	5/4.0 (+1)	2,444 (+10%)	2mo	$353,150	$144	69
7429 Gristmill Cir	0.46mi	4/3.5	2,507 (+13%)	8mo	$375,000	$150	48
7927 Gristmill Dr	0.55mi	4/2.0	2,407 (+9%)	13mo	$315,000	$131	45
7950 Furnace Dr	0.58mi	4/3.5	2,505 (+13%)	8mo	$359,900	$144	42
22947 Downing Park Cir	0.74mi	4/2.5	2,463 (+11%)	11mo	$311,000	$126	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -46.4%
• Equity multiple: -0.41×
• Total profit: $-155,467
• Equity at exit: $58,911

10-year hold

• IRR: -85.9%
• Equity multiple: -1.28×
• Total profit: $-252,353
• Equity at exit: $34,161

Cash invested: $110,629 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 11 under contract
• Months of supply: 19.3 mo (5%/mo absorbed)
• Median asking: $349,350 ($152/sqft)
• Median days on market: 73 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +17.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35111

• Home prices YoY: -20.0%
• Active inventory: 400
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$2,072
• Tax est. 1.5%: −$494 /mo · $5,927/yr
• Insurance: −$165
• HOA: −$400
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-1,440

Break-even live

Break-even rent $3,963

Max offer price $186,718

Occupancy floor —

Sensitivity live

Price	-10% $-1,167	-5% $-1,304	+0% $-1,440	+5% $-1,577	+10% $-1,713
Rent	-10% $-1,609	-5% $-1,525	+0% $-1,440	+5% $-1,356	+10% $-1,271
Rate	-1.0pp $-1,241	-0.5pp $-1,340	base $-1,440	+0.5pp $-1,542	+1.0pp $-1,647

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: $98,776
• Closing costs: $11,853
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12572 Downing Dr Mc Calla, AL	5.0	3.0	2600	$2,331	$0.90	15d	1	0.82mi

Listing history 50 events

1. 2026-08-08
   days on market $336,850 Active 190 DOM
2. 2026-08-07
   days on market $336,850 Active 189 DOM
3. 2026-08-06
   days on market $336,850 Active 188 DOM
4. 2026-08-05
   days on market $336,850 Active 187 DOM
5. 2026-08-04
   days on market $336,850 Active 186 DOM
6. 2026-08-03
   days on market $336,850 Active 185 DOM
7. 2026-07-31
   days on market $336,850 Active 182 DOM
8. 2026-07-30
   days on market $336,850 Active 180 DOM
9. 2026-07-28
   days on market $336,850 Active 179 DOM
10. 2026-07-26
    days on market $336,850 Active 177 DOM
11. 2026-07-24
    days on market $336,850 Active 175 DOM
12. 2026-07-23
    days on market $336,850 Active 174 DOM
13. 2026-07-22
    days on market $336,850 Active 173 DOM
14. 2026-07-21
    days on market $336,850 Active 172 DOM
15. 2026-07-20
    days on market $336,850 Active 171 DOM
16. 2026-07-19
    days on market $336,850 Active 169 DOM
17. 2026-07-18
    days on market $336,850 Active 168 DOM
18. 2026-07-16
    days on market $336,850 Active 167 DOM
19. 2026-07-15
    days on market $336,850 Active 166 DOM
20. 2026-07-14
    days on market $336,850 Active 165 DOM
21. 2026-07-13
    days on market $336,850 Active 164 DOM
22. 2026-07-13
    days on market $336,850 Active 163 DOM
23. 2026-07-11
    days on market $336,850 Active 162 DOM
24. 2026-07-10
    days on market $336,850 Active 161 DOM
25. 2026-07-09
    days on market $336,850 Active 160 DOM
26. 2026-07-07
    days on market $336,850 Active 158 DOM
27. 2026-07-06
    days on market $336,850 Active 157 DOM
28. 2026-07-05
    days on market $336,850 Active 156 DOM
29. 2026-07-03
    days on market $336,850 Active 154 DOM
30. 2026-07-02
    days on market $336,850 Active 153 DOM
31. 2026-07-01
    days on market $336,850 Active 152 DOM
32. 2026-06-30
    days on market $336,850 Active 151 DOM
33. 2026-06-29
    days on market $336,850 Active 150 DOM
34. 2026-06-28
    days on market $336,850 Active 149 DOM
35. 2026-06-27
    days on market $336,850 Active 148 DOM
36. 2026-06-27
    days on market $336,850 Active 147 DOM
37. 2026-06-25
    days on market $336,850 Active 145 DOM
38. 2026-06-22
    days on market $336,850 Active 143 DOM
39. 2026-06-22
    pricedays on market $336,850 Active 142 DOM
40. 2026-06-18
    days on market $332,850 Active 139 DOM
41. 2026-06-17
    days on market $332,850 Active 138 DOM
42. 2026-06-16
    days on market $332,850 Active 137 DOM
43. 2026-06-15
    days on market $332,850 Active 136 DOM
44. 2026-06-13
    days on market $332,850 Active 134 DOM
45. 2026-06-10
    days on market $332,850 Active 131 DOM
46. 2026-06-09
    days on market $332,850 Active 130 DOM
47. 2026-06-08
    days on market $332,850 Active 129 DOM
48. 2026-06-07
    days on market $332,850 Active 128 DOM
49. 2026-06-03
    days on market $332,850 Active 124 DOM
50. 2026-06-02
    days on market $332,850 Active 123 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,676
• − Mortgage interest: −$22,132
• − Property taxes: −$5,927
• − Insurance: −$1,976
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$4,800
• − Depreciation: −$11,494
• Taxable loss: −$24,760
• Est. tax savings @ 24.0%: +$5,942
• After-tax cash flow: $-11,339/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained single-family home is move-in ready with a good condition score and minimal repairs needed. The exterior could benefit from a fresh coat of paint to enhance curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Mcadory Elementary School F AL #392/627 Nat'l #28,475/41,679 Middle Mcadory Middle School F AL #199/257 Nat'l #12,181/14,009 High Mcadory High School F AL #237/305 Nat'l #15,707/17,239

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: Tuscaloosa County · 669,185 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 24% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5%

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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: ▼ -51.52%
• Current HPI: 206.3808
• Rent YoY: —
• Metro: Tuscaloosa, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-01-30 Listed $332,850 Zillow