5552 Timberleaf Trl · McCalla, AL 35022

$229,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 66 Days on market

Built 2014 $179/sqft · 7% below area Est $259k · 11% under $25/mo HOA · 1% of rent

---

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 +18.9/30.0
• ARV discount +12.6/15.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Granite counter tops, tile & glass backsplash, stainless steel appliances & pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths & kitchen, hardwoods in great room & crown moulding. This Craftsman style home is amazing. Schedule a tour today!

Key facts

• Huge walk-in closets
• Pantry in kitchen
• Granite counter tops

Tags

• GRANITE COUNTER TOPS
• TILE AND GLASS BACKSPLASH
• STAINLESS STEEL APPLIANCES
• PANTRY IN KITCHEN
• HUGE WALK-IN CLOSETS
• TILE FLOORING IN BOTH BATHS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $208k (9.2% below list).
• Recommended offer: $208k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 C — 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 30% 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 $7k 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 $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,906 (9.2% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $258,540
• List price: $229,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7705 Timber Leaf Ln	0.06mi	3/2.0	1,343 (+5%)	2mo	$259,900	$194	83
5517 Timber Leaf Trl	0.11mi	3/2.0	1,344 (+5%)	5mo	$253,400	$189	79
5546 Timber Leaf Way	0.07mi	3/2.0	1,343 (+5%)	16mo	$225,900	$168	71
5538 Timber Leaf Way	0.08mi	3/2.0	1,346 (+5%)	22mo	$261,000	$194	66
5519 Timber Leaf Way	0.10mi	3/2.0	1,405 (+10%)	16mo	$245,000	$174	62

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-11,248
• Equity at exit: $34,145

10-year hold

• IRR: 9.9%
• Equity multiple: 1.92×
• Total profit: $59,153
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$95
• HOA: −$25
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $235

Break-even live

Break-even rent $1,782

Max offer price $229,000

Occupancy floor 84%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Timber Leaf Ln Bessemer, AL	3.0	2.0	1350	$1,721	$1.27	3d	1	0.06mi
5573 Timber Leaf Trl Bessemer, AL	3.0	2.0	1405	$1,776	$1.26	23d	1	0.08mi
5685 Timber Leaf Loop Bessemer, AL	3.0	2.0	1306	$2,057	$1.58	1d	1	0.23mi
5680 Timber Leaf Loop Bessemer, AL	3.0	2.0	1306	$2,057	$1.58	1d	1	0.23mi
5740 Timber Leaf Loop Bessemer, AL	4.0	2.0	1810	$2,337	$1.29	43d	1	0.24mi
5688 Timber Leaf Loop Bessemer, AL	3.0	2.0	1306	$2,057	$1.58	1d	1	0.25mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 22 events

1. 2026-06-18
   days on market $229,000 Active 66 DOM
2. 2026-06-17
   days on market $229,000 Active 65 DOM
3. 2026-06-16
   days on market $229,000 Active 64 DOM
4. 2026-06-15
   price $229,000 Active 63 DOM
5. 2026-06-15
   days on market $240,000 Active 63 DOM
6. 2026-06-13
   days on market $240,000 Active 61 DOM
7. 2026-06-10
   days on market $240,000 Active 58 DOM
8. 2026-06-09
   days on market $240,000 Active 57 DOM
9. 2026-06-08
   days on market $240,000 Active 56 DOM
10. 2026-06-07
    remarks 338-char remark
11. 2026-06-07
    days on market $240,000 Active 55 DOM
12. 2026-06-03
    days on market $240,000 Active 51 DOM
13. 2026-06-02
    days on market $240,000 Active 50 DOM
14. 2026-06-01
    days on market $240,000 Active 49 DOM
15. 2026-05-31
    days on market $240,000 Active 48 DOM
16. 2026-05-14
    price $240,000 315-char remark

    Show marketing remark (315 chars)

    Granite counter tops, tile & glass backsplash, stainless steel appliances & pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths & kitchen, hardwoods in great room & crown moulding. This Craftsman style home is amazing. Schedule a tour today!

17. 2026-04-13
    listed $249,900 Active 315-char remark

    Show marketing remark (315 chars)

    Granite counter tops, tile & glass backsplash, stainless steel appliances & pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths & kitchen, hardwoods in great room & crown moulding. This Craftsman style home is amazing. Schedule a tour today!

18. 2019-05-06
    soldstatus $170,460
19. 2019-05-06
    soldstatus $170,460
20. 2019-04-26
    soldstatus $170,000 Sold 379-char remark

    Show marketing remark (379 chars)

    Best buy in McCalla! This well-kept 3 bedroom, 2 bath home is ready for it's new owners. All the extras including granite counter tops, tile and glass backsplash, stainless steel appliances and pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths and kitchen, hardwoods in great room and crown moulding. This one wont last long!!!

21. 2019-03-26
    historical Contingent 379-char remark

    Show marketing remark (379 chars)

    Best buy in McCalla! This well-kept 3 bedroom, 2 bath home is ready for it's new owners. All the extras including granite counter tops, tile and glass backsplash, stainless steel appliances and pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths and kitchen, hardwoods in great room and crown moulding. This one wont last long!!!

22. 2019-03-22
    listed $171,900 Active 379-char remark

    Show marketing remark (379 chars)

    Best buy in McCalla! This well-kept 3 bedroom, 2 bath home is ready for it's new owners. All the extras including granite counter tops, tile and glass backsplash, stainless steel appliances and pantry in kitchen, garden tub with separate shower, huge walk-in closets, tile flooring in both baths and kitchen, hardwoods in great room and crown moulding. This one wont last long!!!

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 45% 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: $24,949
• − Mortgage interest: −$12,828
• − Property taxes: −$1,037
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$300
• − Depreciation: −$6,662
• Taxable loss: −$1,015
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $3,060/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

+39.6% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $240,000 Greater Alabama MLS
• 2026-04-13 Listed $249,900 Greater Alabama MLS
• 2019-05-06 Sold (Public Records) $170,460 Public Records
• 2019-05-06 Sold (Public Records) $170,460 Public Records
• 2019-04-26 Sold (MLS) $170,000 Greater Alabama MLS
• 2019-03-26 Contingent — Greater Alabama MLS
• 2019-03-22 Listed $171,900 Greater Alabama MLS

Property tax history

+13.0%/yr

Latest (2025): $1,037 · -0.9% YoY. Source: county tax records.