4817 Mountain Gap Dr · McCalla, AL 35022

$349,900

5 bd · 3.0 ba · 2,493 sqft · SingleFamily public records · 13 Days on market

Built 2020 Est $376k · 7% under $33/mo HOA · 1% 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).

• Cash flow +13.2/30.0
• ARV discount +10.7/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! You will fall in love with this unique 5 bedroom 3.5 bath home located in the highly sought after Rosser Farms community in McCalla built on the largest lot in the sector. The master bedroom/bath & laundry are conveniently located on the first floor. The kitchen has granite countertops, a large island & stainless steel appliances. Need storage? Well look no further. You will have 3, yes 3, walk in closets in the master bedroom/bathroom! Enjoy grilling out & relaxing on the large covered back patio. Home is zoned for the new McCalla Elementary School * * * * Preferred lender to contribute $1,000 towards closing costs!!!!!!! * * * * Agents schedule through ShowingTime. Hurry this one won't last long!

Key facts

• Primary suite
• Walk-in closets
• Granite countertops

Tags

• LARGE FENCED BACKYARD
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIMARY SUITE
• WALK-IN CLOSETS

Property features AI

Finance

• Financial info: Quarterly garbage fee
• HOA & community: Annual association fee; Association fee covers garbage collection and management; Association fee billed yearly

Exterior

• Parking: Attached garage with front entry; Two garage spaces (main level); Driveway parking; On-street parking
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available
• Home design: Siding (Hardiplank) exterior; Existing (previously built) home; Slab foundation
• Construction: Hardiplank siding; Slab foundation
• Exterior features: Fenced yard; Outdoor lighting system; Covered patio; Community in-ground pool

Interior

• Kitchen: Electric cooktop; Built-in dishwasher; Built-in microwave; Electric oven; Refrigerator; Second kitchen on upper level
• Bedrooms: Main level master bedroom; Multiple upstairs bedrooms
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Three full bathrooms; One half bathroom; Separate shower(s); Double shower; Garden tub with jetted tub; Linen closet; Tub/shower combinations; Shared bath options; Walk-in closets
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9 ft. and higher ceilings; French doors; Recessed lighting; Stone kitchen countertops; Some stainless steel appliances
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-9 ($-104/yr) — negative.
• To cash-flow at today's rent, offer at most $348k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (21.9% below list).
• Recommended offer: $273k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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.
• Zoned schools: Mcadory High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 72% FRL vs 49% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 40% 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 $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

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 $273,156 (21.9% 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. 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. 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?
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: 0.78% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $376,443
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5901 Mountain View Cir	0.22mi	5/3.0	2,511 (+1%)	3mo	$330,000	$131	86
4445 Rosser Farms Pkwy	0.27mi	5/3.0	2,511 (+1%)	3mo	$379,900	$151	84
4448 Rosser Farms Pkwy	0.29mi	5/3.0	2,511 (+1%)	3mo	$379,900	$151	83
5575 Post Oak Trl	0.33mi	5/3.0	2,511 (+1%)	1mo	$394,900	$157	83
4465 Rosser Farms Pkwy	0.32mi	5/3.0	2,511 (+1%)	3mo	$382,100	$152	82
4457 Rosser Farms Pkwy	0.30mi	5/3.0	2,511 (+1%)	4mo	$379,900	$151	81
5583 Post Oak Trl	0.35mi	5/3.0	2,511 (+1%)	2mo	$389,900	$155	81
5854 Ridgeline Dr	0.15mi	4/2.5 (-1)	2,634 (+6%)	2mo	$350,000	$133	74
5786 Mountain View Trl	0.27mi	5/2.5	2,671 (+7%)	1mo	$350,000	$131	72
4611 Rosser Farms Pkwy	0.37mi	5/3.0	2,696 (+8%)	1mo	$374,900	$139	68
5571 Post Oak Trl	0.33mi	4/2.5 (-1)	2,256 (-10%)	1mo	$364,900	$162	61
4453 Rosser Farms Pkwy	0.31mi	4/2.5 (-1)	2,256 (-10%)	3mo	$354,900	$157	60

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-42,929
• Equity at exit: $52,171

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $27,150
• Equity at exit: $30,253

Cash invested: $97,972 (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 →

ZIP-level market 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 311
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$146
• HOA: −$33
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-9

Break-even live

Break-even rent $2,743

Max offer price $348,368

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $90	+0% $-9	+5% $-108	+10% $-207
Rent	-10% $-224	-5% $-117	+0% $-9	+5% $99	+10% $207
Rate	-1.0pp $168	-0.5pp $80	base $-9	+0.5pp $-99	+1.0pp $-192

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6248 Letson Farms Dr Bessemer, AL	4.0	2.5	2300	$2,300	$1.00	11d	1	1.02mi
6062 Overlook Ln Bessemer, AL	4.0	2.5	2294	$2,605	$1.14	44d	1	1.29mi
5475 Cedar Creek Dr Bessemer, AL	4.0	2.5	2565	$2,650	$1.03	24d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 10 events

1. 2026-06-18
   days on market $349,900 Active 13 DOM
2. 2026-06-17
   days on market $349,900 Active 12 DOM
3. 2026-06-16
   days on market $349,900 Active 11 DOM
4. 2026-06-15
   days on market $349,900 Active 10 DOM
5. 2026-06-13
   days on market $349,900 Active 8 DOM
6. 2026-06-10
   days on market $349,900 Active 5 DOM
7. 2026-06-09
   days on market $349,900 Active 4 DOM
8. 2026-06-08
   days on market $349,900 Active 3 DOM
9. 2026-06-07
   remarks 679-char remark
10. 2026-06-07
    listed $349,900 Active 2 DOM

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 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: $32,779
• − Mortgage interest: −$19,600
• − Property taxes: −$1,835
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − HOA: −$396
• − Depreciation: −$10,179
• Taxable loss: −$6,225
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $1,390/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

-70.8% since first listed

10 events — show timeline

• 2026-06-05 Listed $349,900 Greater Alabama MLS
• 2023-05-18 Sold (Public Records) $325,000 Public Records
• 2023-05-15 Sold (MLS) $325,000 Greater Alabama MLS
• 2023-04-12 Contingent — Greater Alabama MLS
• 2023-03-31 Listed $350,000 Greater Alabama MLS
• 2023-03-12 Price Changed $372,500 Greater Alabama MLS
• 2020-03-30 Sold (MLS) $261,100 Greater Alabama MLS
• 2020-01-19 Pending — Greater Alabama MLS
• 2019-11-22 Listed $261,100 Greater Alabama MLS
• 2019-10-22 Sold (Public Records) $1,200,000 Public Records

Property tax history

+29.1%/yr

Latest (2025): $1,835 · -0.9% YoY. Source: county tax records.