4709 Newbridge Cir · McCalla, AL 35022

$299,900

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 164 Days on market

Built 2026 Excellent condition 6,969 sqft lot $200/sqft · at area comps Est $304k · at est. $49/mo HOA · 2% of rent ↓ 2% since listing

---

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 +8.1/15.0
• Cash flow +8.0/30.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about our interest rates, paid closing cost and easily added options. The spacious Freeport offers 4 bedrooms and 2 bathrooms in 1,497 square feet – all on one level. It also features a two-car garage. The chef-inspired kitchen has an oversized breakfast island and a pantry, then opens onto a spacious great room. The expansive Bedroom One features a luxurious bathroom with a walk-in shower, double vanities, and an oversized walk-in closet. The additional bedrooms have a generous closet, a laundry room and linen closet completes the plan. Quality materials and workmanship throughout, with superior attention to detail, plus a one-year builders' warranty. Your new home also includes our smart home technology package!

Key facts

• Spacious great room
• Double vanities
• Luxurious bathroom

Tags

• CHEF INSPIRED KITCHEN
• OVERSIZED BREAKFAST ISLAND
• SPACIOUS GREAT ROOM
• LUXURIOUS BATHROOM
• WALK IN SHOWER
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.1% below list).
• Recommended offer: $230k (23.1% 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 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: Rents rising fast (+14.8%/yr); 390 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 34% 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 164 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $230,496 (23.1% 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 164 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (median comp): $304,001
• List price: $299,900
• Delta: -1.35%
• 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
4925 Newbridge Blvd	0.09mi	4/2.0	1,497 (0%)	9mo	$299,900	$200	88
4950 Newbridge Blvd	0.17mi	4/2.0	1,497 (0%)	12mo	$299,900	$200	83
4902 Newbridge Blvd	0.27mi	4/2.0	1,497 (0%)	6mo	$299,900	$200	82
4905 Newbridge Blvd	0.27mi	4/2.0	1,497 (0%)	8mo	$289,900	$194	81
4725 Newbridge Cir	0.53mi	4/2.0	1,497 (0%)	8mo	$289,650	$193	69
4901 Newbridge Blvd	0.05mi	3/2.0 (-1)	1,272 (-15%)	2mo	$291,000	$229	66
4726 Newbridge Cir	0.53mi	4/2.0	1,497 (0%)	13mo	$304,900	$204	65
4914 Newbridge Blvd	0.27mi	3/2.0 (-1)	1,272 (-15%)	5mo	$287,000	$226	53
6645 Loveless Park Loop	0.39mi	3/1.5 (-1)	1,296 (-13%)	11mo	$325,000	$251	43
6652 Woodford Ln	0.75mi	3/2.0 (-1)	1,664 (+11%)	3mo	$249,900	$150	39
4729 Newbridge Cir	0.53mi	3/2.0 (-1)	1,272 (-15%)	10mo	$279,900	$220	38
4730 Newbridge Cir	0.53mi	3/2.0 (-1)	1,272 (-15%)	12mo	$287,400	$226	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.34×
• Total profit: $-55,497
• Equity at exit: $44,716

10-year hold

• IRR: -2.5%
• Equity multiple: 0.79×
• Total profit: $-17,274
• Equity at exit: $25,930

Cash invested: $83,972 (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: 13 active · 7 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $299,900 ($189/sqft)
• Median days on market: 113 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +7.4% vs current asking $/sqft

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

ZIP-level market 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 390
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$49
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-301

Break-even live

Break-even rent $2,685

Max offer price $256,401

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-197	+0% $-301	+5% $-404	+10% $-508
Rent	-10% $-483	-5% $-392	+0% $-301	+5% $-210	+10% $-119
Rate	-1.0pp $-150	-0.5pp $-224	base $-301	+0.5pp $-378	+1.0pp $-457

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4897 Newbridge Blvd Bessemer, AL	4.0	2.0	1774	$2,095	$1.18	39d	1	0.07mi
4778 Woodford Cir Bessemer, AL	3.0	2.5	1637	$1,761	$1.08	17d	1	0.74mi
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	59d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $299,900 Active 164 DOM
2. 2026-08-07
   days on market $299,900 Active 163 DOM
3. 2026-08-06
   days on market $299,900 Active 162 DOM
4. 2026-08-05
   days on market $299,900 Active 161 DOM
5. 2026-08-04
   days on market $299,900 Active 160 DOM
6. 2026-08-03
   days on market $299,900 Active 159 DOM
7. 2026-07-31
   days on market $299,900 Active 156 DOM
8. 2026-07-30
   days on market $299,900 Active 154 DOM
9. 2026-07-28
   days on market $299,900 Active 153 DOM
10. 2026-07-26
    days on market $299,900 Active 151 DOM
11. 2026-07-24
    days on market $299,900 Active 149 DOM
12. 2026-07-23
    days on market $299,900 Active 148 DOM
13. 2026-07-22
    days on market $299,900 Active 147 DOM
14. 2026-07-21
    days on market $299,900 Active 146 DOM
15. 2026-07-20
    days on market $299,900 Active 145 DOM
16. 2026-07-19
    days on market $299,900 Active 143 DOM
17. 2026-07-18
    days on market $299,900 Active 142 DOM
18. 2026-07-16
    days on market $299,900 Active 141 DOM
19. 2026-07-15
    pricedays on market $299,900 Active 140 DOM
20. 2026-07-14
    days on market $304,900 Active 139 DOM
21. 2026-07-13
    days on market $304,900 Active 138 DOM
22. 2026-07-13
    days on market $304,900 Active 137 DOM
23. 2026-07-11
    days on market $304,900 Active 136 DOM
24. 2026-07-10
    days on market $304,900 Active 135 DOM
25. 2026-07-09
    days on market $304,900 Active 134 DOM
26. 2026-07-07
    days on market $304,900 Active 132 DOM
27. 2026-07-06
    days on market $304,900 Active 131 DOM
28. 2026-07-05
    days on market $304,900 Active 130 DOM
29. 2026-07-03
    days on market $304,900 Active 128 DOM
30. 2026-07-02
    days on market $304,900 Active 127 DOM
31. 2026-07-01
    days on market $304,900 Active 126 DOM
32. 2026-06-30
    days on market $304,900 Active 125 DOM
33. 2026-06-29
    days on market $304,900 Active 124 DOM
34. 2026-06-28
    days on market $304,900 Active 123 DOM
35. 2026-06-27
    days on market $304,900 Active 122 DOM
36. 2026-06-27
    days on market $304,900 Active 121 DOM
37. 2026-06-25
    days on market $304,900 Active 119 DOM
38. 2026-06-22
    days on market $304,900 Active 117 DOM
39. 2026-06-22
    days on market $304,900 Active 116 DOM
40. 2026-06-18
    days on market $304,900 Active 113 DOM
41. 2026-06-17
    price $304,900 Active 112 DOM
42. 2026-06-17
    days on market $309,900 Active 112 DOM
43. 2026-06-16
    days on market $309,900 Active 111 DOM
44. 2026-06-15
    days on market $309,900 Active 110 DOM
45. 2026-06-13
    days on market $309,900 Active 108 DOM
46. 2026-06-10
    days on market $309,900 Active 105 DOM
47. 2026-06-09
    days on market $309,900 Active 104 DOM
48. 2026-06-08
    days on market $309,900 Active 103 DOM
49. 2026-06-07
    days on market $309,900 Active 102 DOM
50. 2026-06-03
    days on market $309,900 Active 98 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: $27,660
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − HOA: −$588
• − Depreciation: −$8,724
• Taxable loss: −$8,875
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-1,477/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 · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout with 4 bedrooms and 2 bathrooms, and is move-in ready. Potential buyers and renters will appreciate the well-maintained interior and exterior, as well as the opportunity to make cosmetic upgrades to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value to the property. ↑
• Resale Upgrading the kitchen appliances — Upgrading to modern appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Upgrading the bathrooms with modern fixtures — Modernizing the bathrooms can make the home more appealing to potential buyers and renters. ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers and renters. ↑
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers and renters, making the home more attractive and potentially commanding a higher price or rent. ↑

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Greenwood Elementary School F AL #508/627 Nat'l #36,424/41,679 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: Jefferson County · 669,185 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: 4% of renters

---

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

-1.6% since first listed

3 events — show timeline

• 2026-03-25 Price Changed $309,900 Greater Alabama MLS
• 2026-02-26 Listed $314,900 Zillow
• 2026-02-25 Listed $314,900 Greater Alabama MLS