6237 Townley Way · McCalla, AL 35111

$209,900

2 bd · 1.0 ba · 1,331 sqft · Townhouse public records · 16 Days on market

Built 2021 2,613 sqft lot $158/sqft · 16% below area Est $249k · 16% under $25/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 +15.7/30.0
• ARV discount +14.6/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• 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

The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

Key facts

• $25 HOA
• Built 2021
• Listed 16 days

Property features AI

Finance

• Other: Subdivision: Cheshire Parc
• Financial info: Garbage fee of $50 charged quarterly; Down payment assistance available
• HOA & community: Association fee required: $300 yearly; Association fees cover common grounds maintenance, management, and utilities for common areas

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Underground utilities; Multiple internet providers available; Has internet service availability
• Home design: One-story single family home (existing construction); 1-side brick exterior; Slab foundation; Not waterfront; No pool
• Construction: Existing construction; 1-side brick
• Exterior features: Covered patio; Porch; Garden/patio

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Built-in microwave; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level; Bonus room on main level
• Flooring: Carpet; Hardwood laminate
• Bathrooms: 2 full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Smooth ceilings; Recessed lighting; 1,331 HVAC/living area (per tax report)
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup; Gas water heater; Attic access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 (10.4% below list).
• Recommended offer: $188k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 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: 353 active listings in the ZIP; 2 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 $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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $150k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,023 (10.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,164
• List price: $209,900
• Delta: -14.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6062 Townley Ct	0.11mi	2/2.0	1,332 (+0%)	1mo	$215,000	$161	90
6116 Townley Way	0.16mi	2/2.0	1,289 (-3%)	0mo	$189,500	$147	83
6232 Townley Way	0.03mi	2/2.0	1,237 (-7%)	1mo	$212,000	$171	82
6145 Townley Ct	0.05mi	2/2.0	1,284 (-4%)	8mo	$200,000	$156	81
6134 Townley Ct	0.02mi	2/2.5	1,296 (-3%)	12mo	$214,900	$166	79
6149 Townley Ct	0.05mi	2/2.0	1,284 (-4%)	11mo	$203,000	$158	79
6106 Townley Ct	0.04mi	2/2.0	1,237 (-7%)	8mo	$205,000	$166	76
6026 Townley Ct	0.16mi	2/2.0	1,258 (-6%)	14mo	$211,900	$168	68
6136 Townley Way	0.13mi	2/2.0	1,176 (-12%)	12mo	$215,000	$183	60
6103 Townley Ct	0.06mi	2/2.0	1,194 (-10%)	23mo	$215,000	$180	57
6276 Townley Way	0.05mi	2/2.5	1,176 (-12%)	23mo	$215,000	$183	53

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-28,071
• Equity at exit: $31,297

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-16,814
• Equity at exit: $18,148

Cash invested: $58,772 (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: 353
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$179 /mo · $2,145/yr
• Insurance: −$87
• HOA: −$25
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $93

Break-even live

Break-even rent $1,762

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $212	-5% $153	+0% $93	+5% $34	+10% $-25
Rent	-10% $-55	-5% $19	+0% $93	+5% $168	+10% $242
Rate	-1.0pp $199	-0.5pp $147	base $93	+0.5pp $39	+1.0pp $-16

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	12d	1	0.61mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	3d	1	0.98mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-22
   days on market $209,900 Active 16 DOM
2. 2026-06-18
   days on market $209,900 Active 13 DOM
3. 2026-06-17
   days on market $209,900 Active 12 DOM
4. 2026-06-16
   days on market $209,900 Active 11 DOM
5. 2026-06-15
   days on market $209,900 Active 10 DOM
6. 2026-06-13
   days on market $209,900 Active 8 DOM
7. 2026-06-10
   days on market $209,900 Active 5 DOM
8. 2026-06-09
   days on market $209,900 Active 4 DOM
9. 2026-06-08
   days on market $209,900 Active 3 DOM
10. 2026-06-07
    statusdays on market $209,900 Active 2 DOM
11. 2026-06-03
    days on market $209,900 Coming Soon 6 DOM
12. 2026-06-02
    days on market $209,900 Coming Soon 5 DOM
13. 2026-06-01
    days on market $209,900 Coming Soon 4 DOM
14. 2026-05-31
    days on market $209,900 Coming Soon 3 DOM
15. 2026-05-12
    price $212,499
16. 2026-03-06
    price $214,900
17. 2020-12-20
    soldstatus $150,400 Sold 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

18. 2020-12-09
    soldstatus $9,000
19. 2020-09-11
    status Pending 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

20. 2020-09-02
    price $150,400 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

21. 2020-08-28
    price $147,400 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

22. 2020-08-27
    status Active 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

23. 2020-08-01
    status Pending 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

24. 2020-07-02
    listed $146,400 Active 239-char remark

    Show marketing remark (239 chars)

    The Carly is one of our best selling floor plans. A cozy 2 bed/2 bath home with a bonus room included. The spacious kitchen offers plenty of counter space. Master bathroom features double vanities, walk-in shower, and private water closet.

ⓘ 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: $2,145 · $179/mo
• Projected year-2 tax: $2,145 · $179/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 · 21 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: $22,563
• − Mortgage interest: −$11,758
• − Property taxes: −$2,145
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − HOA: −$300
• − Depreciation: −$6,106
• Taxable loss: −$2,406
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $1,698/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

+43.4% since first listed

12 events — show timeline

• 2026-06-05 Listed $209,900 Greater Alabama MLS
• 2026-05-28 Coming Soon $209,900 Greater Alabama MLS
• 2026-05-12 Price Changed $212,499 Greater Alabama MLS
• 2026-03-06 Price Changed $214,900 Greater Alabama MLS
• 2020-12-20 Sold (MLS) $150,400 Greater Alabama MLS
• 2020-12-09 Sold (Public Records) $9,000 Public Records
• 2020-09-11 Pending — Greater Alabama MLS
• 2020-09-02 Price Changed $150,400 Greater Alabama MLS
• 2020-08-28 Price Changed $147,400 Greater Alabama MLS
• 2020-08-27 Relisted — Greater Alabama MLS
• 2020-08-01 Pending — Greater Alabama MLS
• 2020-07-02 Listed $146,400 Greater Alabama MLS

Property tax history

+32.9%/yr

Latest (2025): $2,145 · +6.8% YoY. Source: county tax records.