6116 Townley Way · McCalla, AL 35111

$198,900

2 bd · 2.0 ba · 1,289 sqft · Townhouse public records · 46 Days on market

Built 2007 2,614 sqft lot $154/sqft · 13% below area Est $228k · 13% under $22/mo HOA · 1% of rent ↓ 6% since listing

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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 +18.0/30.0
• ARV discount +13.2/15.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

Key facts

• Open floor plan
• Convenient to i-459
• Fenced yard

Tags

• UPDATED TOWNHOME
• OPEN FLOOR PLAN
• BRAND-NEW PREMIUM LVP FLOORING
• FENCED YARD
• CONVENIENT TO I-459

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $188k (5.7% below list).
• Recommended offer: $188k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 350 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 46 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,546 (5.7% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $227,719
• List price: $198,900
• Delta: -12.66%
• 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
6116 Townley Way	0.00mi	2/2.0	1,289 (0%)	0mo	$189,500	$147	100
6062 Townley Ct	0.07mi	2/2.0	1,332 (+3%)	1mo	$215,000	$161	90
6232 Townley Way	0.16mi	2/2.0	1,237 (-4%)	1mo	$212,000	$171	85
6145 Townley Ct	0.18mi	2/2.0	1,284 (-0%)	8mo	$200,000	$156	84
6026 Townley Ct	0.05mi	2/2.0	1,258 (-2%)	14mo	$211,900	$168	82
6149 Townley Ct	0.18mi	2/2.0	1,284 (-0%)	11mo	$203,000	$158	82
6106 Townley Ct	0.13mi	2/2.0	1,237 (-4%)	7mo	$205,000	$166	81
6134 Townley Ct	0.16mi	2/2.5	1,296 (+0%)	11mo	$214,900	$166	80
6136 Townley Way	0.03mi	2/2.0	1,176 (-9%)	12mo	$215,000	$183	74
6094 Townley Ct	0.11mi	2/2.0	1,112 (-14%)	10mo	$214,000	$192	63
6103 Townley Ct	0.14mi	2/2.0	1,194 (-7%)	23mo	$215,000	$180	62
6276 Townley Way	0.21mi	2/2.5	1,176 (-9%)	23mo	$215,000	$183	55

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-21,401
• Equity at exit: $29,657

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,721
• Equity at exit: $17,197

Cash invested: $55,692 (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 35111

• Home prices YoY: -20.0%
• Active inventory: 350
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$83
• HOA: −$22
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $170

Break-even live

Break-even rent $1,660

Max offer price $198,900

Occupancy floor 86%

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	10d	1	0.54mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	1d	1	0.81mi
63 Carriage House Rd SW Bessemer, AL	3.0	2.0	1802	$1,780	$0.99	16d	1	1.39mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 13 events

1. 2026-05-08
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

2. 2026-04-27
   price $198,900 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

3. 2026-04-10
   status Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

4. 2026-02-20
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

5. 2026-02-14
   status Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

6. 2026-02-03
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

7. 2026-01-26
   status Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

8. 2026-01-21
   status Pending 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

9. 2026-01-16
   listed $199,000 Active 771-char remark

   Show marketing remark (771 chars)

   Welcome home to this beautifully updated townhome in the desirable Cheshire Parc community—priced under market at $199,000 and truly move-in ready. This home lives larger than expected with an open floor plan, generous room sizes, and a functional layout. Inside, you’ll find brand-new premium LVP flooring and fresh paint throughout, creating a clean, modern feel. The kitchen features all-new appliances, while the primary suite includes a fully renovated marble bathroom—an upgrade rarely found at this price point. Out back, enjoy a fenced yard for outdoor entertainment and outdoor living. Convenient to I-459, McCalla shopping, and easy commutes to Birmingham or Tuscaloosa. A great option for buyers seeking low-maintenance, move-in-ready living.

10. 2025-12-03
    price $199,900
11. 2025-10-29
    price $207,000
12. 2025-10-28
    soldstatus $120,000
13. 2025-10-23
    listed $212,000 Active

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $22,506
• − Mortgage interest: −$11,141
• − Property taxes: −$1,962
• − Insurance: −$994
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$264
• − Depreciation: −$5,786
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $2,341/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: Tuscaloosa County · 206,491 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 137.0

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: 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-6.2% since first listed

13 events — show timeline

• 2026-05-08 Pending — WAMLS
• 2026-04-27 Price Changed $198,900 WAMLS
• 2026-04-10 Relisted — WAMLS
• 2026-02-20 Pending — WAMLS
• 2026-02-14 Relisted — WAMLS
• 2026-02-03 Pending — WAMLS
• 2026-01-26 Relisted — WAMLS
• 2026-01-21 Pending — WAMLS
• 2026-01-16 Listed $199,000 WAMLS
• 2025-12-03 Price Changed $199,900 WAMLS
• 2025-10-29 Price Changed $207,000 WAMLS
• 2025-10-28 Sold (Public Records) $120,000 Public Records
• 2025-10-23 Listed $212,000 WAMLS

Property tax history

+8.7%/yr

Latest (2025): $1,962 · +6.2% YoY. Source: county tax records.