6416 Woodberry Ln · McCalla, AL 35022

$90,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 100 Days on market

Built 1950 1.00 ac lot $78/sqft · 68% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! This 3 bed, 1 bath property offers strong value-add potential. Currently tenant-occupied, with tenant expected to vacate prior to closing. Great opportunity for a flip or rental addition. Being sold as-is.

Key facts

• 1 acre lot
• Parking
• Built 1950

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$282,659) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 B — 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; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($82k) 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.
• Current owner paid $69k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.09% ✓
• Cap rate: 18.54%
• Cash-on-cash: 43.73%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (median comp): $282,659
• List price: $90,000
• Delta: -68.16%
• 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
6619 Loveless Park Loop	0.17mi	2/1.0 (-1)	1,036 (-10%)	9mo	$145,000	$140	63
6645 Loveless Park Loop	0.21mi	3/1.5	1,296 (+13%)	10mo	$325,000	$251	58
4729 Newbridge Cir	0.29mi	3/2.0	1,272 (+11%)	8mo	$279,900	$220	58
4730 Newbridge Cir	0.29mi	3/2.0	1,272 (+11%)	11mo	$287,400	$226	55
4722 Newbridge Cir	0.29mi	3/2.0	1,272 (+11%)	11mo	$284,000	$223	55
4914 Newbridge Blvd	0.46mi	3/2.0	1,272 (+11%)	4mo	$287,000	$226	54
4901 Newbridge Blvd	0.58mi	3/2.0	1,272 (+11%)	0mo	$291,000	$229	51
6676 Newbridge Cv	0.43mi	3/2.0	1,272 (+11%)	12mo	$269,900	$212	48
4954 Newbridge Blvd	0.37mi	3/2.0	1,272 (+11%)	16mo	$279,900	$220	47
6824 Newbridge Cv	0.37mi	3/2.0	1,272 (+11%)	18mo	$279,900	$220	46
6124 Letson Farms Dr	0.71mi	2/2.0 (-1)	1,231 (+7%)	5mo	$234,000	$190	42
6108 Letson Farms Dr	0.75mi	2/2.0 (-1)	1,230 (+7%)	7mo	$245,000	$199	38

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: 46.0%
• Equity multiple: 3.14×
• Total profit: $53,860
• Equity at exit: $13,419

10-year hold

• IRR: 53.9%
• Equity multiple: 7.65×
• Total profit: $167,504
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $918

Break-even live

Break-even rent $721

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $969	-5% $944	+0% $918	+5% $893	+10% $867
Rent	-10% $770	-5% $844	+0% $918	+5% $993	+10% $1,067
Rate	-1.0pp $964	-0.5pp $941	base $918	+0.5pp $895	+1.0pp $871

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	11d	1	0.77mi

Listing history 16 events

1. 2026-06-15
   days on market $90,000 Active 100 DOM
2. 2026-06-13
   days on market $90,000 Active 98 DOM
3. 2026-06-10
   days on market $90,000 Active 95 DOM
4. 2026-06-09
   days on market $90,000 Active 94 DOM
5. 2026-06-08
   days on market $90,000 Active 93 DOM
6. 2026-06-07
   days on market $90,000 Active 92 DOM
7. 2026-06-03
   days on market $90,000 Active 88 DOM
8. 2026-06-02
   days on market $90,000 Active 87 DOM
9. 2026-06-01
   days on market $90,000 Active 86 DOM
10. 2026-05-31
    days on market $90,000 Active 85 DOM
11. 2026-04-07
    status Active 227-char remark

    Show marketing remark (227 chars)

    Investor opportunity! This 3 bed, 1 bath property offers strong value-add potential. Currently tenant-occupied, with tenant expected to vacate prior to closing. Great opportunity for a flip or rental addition. Being sold as-is.

12. 2026-03-27
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Investor opportunity! This 3 bed, 1 bath property offers strong value-add potential. Currently tenant-occupied, with tenant expected to vacate prior to closing. Great opportunity for a flip or rental addition. Being sold as-is.

13. 2026-02-24
    listed $90,000 Active 227-char remark

    Show marketing remark (227 chars)

    Investor opportunity! This 3 bed, 1 bath property offers strong value-add potential. Currently tenant-occupied, with tenant expected to vacate prior to closing. Great opportunity for a flip or rental addition. Being sold as-is.

14. 2024-01-25
    price $125,000
15. 2005-08-05
    soldstatus $69,000
16. 1996-09-30
    soldstatus $63,500

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $22,599
• − Mortgage interest: −$5,041
• − Property taxes: −$718
• − Insurance: −$450
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$2,618
• Taxable income: $10,155
• Est. tax owed @ 24.0%: −$2,437
• After-tax cash flow: $8,584/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

+41.7% since first listed

6 events — show timeline

• 2026-04-07 Relisted — Greater Alabama MLS
• 2026-03-27 Pending — Greater Alabama MLS
• 2026-02-24 Listed $90,000 Greater Alabama MLS
• 2024-01-25 Price Changed $125,000 Greater Alabama MLS
• 2005-08-05 Sold (Public Records) $69,000 Public Records
• 1996-09-30 Sold (Public Records) $63,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $718 · -7.1% YoY. Source: county tax records.