4846 Mountain Gap Dr · McCalla, AL 35022

$298,900

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 150 Days on market

Built 2014 0.27 ac lot $200/sqft · 8% below area Est $324k · 8% under $41/mo HOA · 2% of rent

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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).

• ARV discount +11.0/15.0
• Cash flow +10.9/30.0
• Rent growth +5.0/5.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained home offers extensive recent updates inside and out! Enjoy LVP flooring throughout, granite kitchen countertops, upgraded lighting, and Hunter ceiling fans in every major room. Fresh interior and exterior paint (2024) and newly painted ceilings give the home a crispy, modern feel. The property features a new roof with a LIFETIME WARRANTY (2022). Enhanced attic storage with new stairs, insulation, and flooring, plus a garage upgraded with shelving, protective flooring, and fresh paint. Outdoor living is a breeze with outdoor Hunter fans, dusk to dawn lighting, and a fenced yard with zoysia sod (2024). Additional perks include added storage in the laundry and primary bath, upgraded light switch panels, and HVAC servicing every 6 months. Truly a move-in ready home with thoughtful improvements throughout!

Key facts

• Outdoor hunter fans
• 0.27 acre lot
• 2 garage spots

Tags

• GRANITE KITCHEN COUNTERTOPS
• ENHANCED ATTIC STORAGE
• FENCED YARD WITH ZOYSIA SOD
• OUTDOOR HUNTER FANS
• DUSK TO DAWN LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (29.6% below list).
• Recommended offer: $210k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in McCalla — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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 2d 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).
• This rent runs 31% of the median local income ($82k/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 $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 150 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $170k; list at $299k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,452 (29.6% 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 150 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $324,086
• List price: $298,900
• Delta: -7.77%
• 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
4935 Owens Loop	0.13mi	3/2.0	1,469 (-2%)	10mo	$270,000	$184	79
5733 Riverbirch Dr	0.51mi	3/2.0	1,561 (+4%)	3mo	$249,000	$160	62
4456 Rosser Farms Pkwy	0.37mi	3/2.0	1,618 (+8%)	4mo	$314,900	$195	62
5809 Riverbirch Dr	0.36mi	3/2.0	1,635 (+9%)	4mo	$260,000	$159	60
4617 Riverbirch Ln	0.45mi	3/2.0	1,412 (-6%)	8mo	$268,000	$190	59
5793 Riverbirch Dr	0.38mi	3/2.0	1,675 (+12%)	3mo	$255,500	$153	56
4501 Rosser Farms Pkwy	0.51mi	3/2.0	1,618 (+8%)	4mo	$299,900	$185	55
4468 Rosser Farms Pkwy	0.48mi	3/2.0	1,618 (+8%)	10mo	$319,900	$198	52
5187 Meadow Ridge Trl	0.53mi	3/2.0	1,618 (+8%)	11mo	$309,900	$192	48
4621 Highgrove Dr	0.62mi	3/2.0	1,658 (+11%)	3mo	$250,000	$151	46
5143 Meadow Ridge Trl	0.60mi	3/2.0	1,618 (+8%)	11mo	$314,900	$195	45
4182 Shinnecock Cir	0.64mi	3/2.0	1,714 (+15%)	10mo	$310,000	$181	33

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-45,864
• Equity at exit: $44,567

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-703
• Equity at exit: $25,843

Cash invested: $83,692 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$125
• HOA: −$41
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-132

Break-even live

Break-even rent $2,272

Max offer price $275,555

Occupancy floor —

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	2d	1	0.52mi
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	10d	1	0.97mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	2d	1	1.01mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 17 events

1. 2026-06-18
   days on market $298,900 Active 150 DOM
2. 2026-06-17
   days on market $298,900 Active 149 DOM
3. 2026-06-16
   days on market $298,900 Active 148 DOM
4. 2026-06-15
   days on market $298,900 Active 147 DOM
5. 2026-06-13
   days on market $298,900 Active 145 DOM
6. 2026-06-10
   days on market $298,900 Active 142 DOM
7. 2026-06-09
   days on market $298,900 Active 141 DOM
8. 2026-06-08
   days on market $298,900 Active 140 DOM
9. 2026-06-07
   days on market $298,900 Active 139 DOM
10. 2026-06-03
    days on market $298,900 Active 135 DOM
11. 2026-06-02
    days on market $298,900 Active 134 DOM
12. 2026-06-01
    days on market $298,900 Active 133 DOM
13. 2026-05-31
    days on market $298,900 Active 132 DOM
14. 2026-03-24
    price $298,900 840-char remark

    Show marketing remark (840 chars)

    This beautifully maintained home offers extensive recent updates inside and out! Enjoy LVP flooring throughout, granite kitchen countertops, upgraded lighting, and Hunter ceiling fans in every major room. Fresh interior and exterior paint (2024) and newly painted ceilings give the home a crispy, modern feel. The property features a new roof with a LIFETIME WARRANTY (2022). Enhanced attic storage with new stairs, insulation, and flooring, plus a garage upgraded with shelving, protective flooring, and fresh paint. Outdoor living is a breeze with outdoor Hunter fans, dusk to dawn lighting, and a fenced yard with zoysia sod (2024). Additional perks include added storage in the laundry and primary bath, upgraded light switch panels, and HVAC servicing every 6 months. Truly a move-in ready home with thoughtful improvements throughout!

15. 2026-01-19
    listed $299,900 Active 840-char remark

    Show marketing remark (840 chars)

    This beautifully maintained home offers extensive recent updates inside and out! Enjoy LVP flooring throughout, granite kitchen countertops, upgraded lighting, and Hunter ceiling fans in every major room. Fresh interior and exterior paint (2024) and newly painted ceilings give the home a crispy, modern feel. The property features a new roof with a LIFETIME WARRANTY (2022). Enhanced attic storage with new stairs, insulation, and flooring, plus a garage upgraded with shelving, protective flooring, and fresh paint. Outdoor living is a breeze with outdoor Hunter fans, dusk to dawn lighting, and a fenced yard with zoysia sod (2024). Additional perks include added storage in the laundry and primary bath, upgraded light switch panels, and HVAC servicing every 6 months. Truly a move-in ready home with thoughtful improvements throughout!

16. 2015-02-11
    soldstatus $169,900 931-char remark

    Show marketing remark (931 chars)

    ONE LEVEL LIVING at it's finest! Welcome to The Terrace at Rosser Farms! Entertaining for the New Year is no problem with this 14500+ sq ft open floor plan. 3 Bedrooms and 2 Full Bathrooms offer plenty of space for family and friends. This Home gives you it all! Old World Arts & Crafts Architecture, 30 yr dimensional roofing, Ceramic tile Floor in entry foyer, laundry and both bathrooms. Master Bdrm features trey ceiling. Kitchen has recessed panel stained cabinets, stainless steel sink, kitchen island with pendant lighting and GE Appliance package. Granite tops in both bathrooms, High Efficiency HVAC, 1 year Home Warranty and 10 year structural warranty! Neighborhood offers sidewalks, swimming pool w/ pavilion and playground with only a one time $1000 initiation fee due at closing and $350 HOA annual dues. $2,500.00 Builder paid closing costs with acceptable offer/contract on or before 2/28/15! Ask for details!

17. 2014-12-27
    listed $169,900 931-char remark

    Show marketing remark (931 chars)

    ONE LEVEL LIVING at it's finest! Welcome to The Terrace at Rosser Farms! Entertaining for the New Year is no problem with this 14500+ sq ft open floor plan. 3 Bedrooms and 2 Full Bathrooms offer plenty of space for family and friends. This Home gives you it all! Old World Arts & Crafts Architecture, 30 yr dimensional roofing, Ceramic tile Floor in entry foyer, laundry and both bathrooms. Master Bdrm features trey ceiling. Kitchen has recessed panel stained cabinets, stainless steel sink, kitchen island with pendant lighting and GE Appliance package. Granite tops in both bathrooms, High Efficiency HVAC, 1 year Home Warranty and 10 year structural warranty! Neighborhood offers sidewalks, swimming pool w/ pavilion and playground with only a one time $1000 initiation fee due at closing and $350 HOA annual dues. $2,500.00 Builder paid closing costs with acceptable offer/contract on or before 2/28/15! Ask for details!

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$485/yr (+$40/mo · 65.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $25,254
• − Mortgage interest: −$16,743
• − Property taxes: −$741
• − Insurance: −$1,494
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$492
• − Depreciation: −$8,695
• Taxable loss: −$6,952
• Est. tax savings @ 24.0%: +$1,668
• After-tax cash flow: $83/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

+75.9% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $298,900 Greater Alabama MLS
• 2026-01-19 Listed $299,900 Greater Alabama MLS
• 2015-02-11 Sold (MLS) $169,900 Greater Alabama MLS
• 2014-12-27 Listed $169,900 Greater Alabama MLS

Property tax history

+35.8%/yr

Latest (2020): $741 · +0.0% YoY. Source: county tax records.