Valenta Plan · McCalla, AL 35111

$339,850

5 bd · 4.0 ba · 2,451 sqft · SingleFamily · 219 Days on market

Good condition $400/mo HOA · 18% of rent

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +2.1/30.0
• Schools +1.9/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a home designed for contemporary versatility. The Valenta floor plan masterfully balances expansive social spaces with secluded private suites, offering a seamless flow that caters to both lively entertaining and quiet relaxation. The main level features a gourmet kitchen that opens to a bright breakfast area and a grand family room, complemented by a formal dining room for special occasions. A conveniently located main-floor bedroom and full bath provide a perfect retreat for guests or multi-generational living. Upstairs, the home continues to impress with a central loft that serves as a versatile second living zone. This level is anchored by a luxurious primary suite and three additional well-appointed bedrooms, ensuring ample space for everyone.

Key facts

• 2 parking spots
• Listed 218 days

🏗️ New construction. The $339,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $407,580.

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (35.3% below list).
• Recommended offer: $193k (43.1% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 4.5% in McCalla — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 427 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).
• This rent runs 31% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $12k 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 219 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,454 (43.1% 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 219 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.54% ✗
• Cap rate: 1.94%
• Cash-on-cash: -15.56%
• DSCR: 0.31
• GRM: 15.4

CMA / ARV

• ARV (median comp): $407,580
• List price: $339,850
• Delta: -16.62%
• 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
8167 Kimbrell Station Loop	0.08mi	5/4.0	2,444 (-0%)	3mo	$353,150	$144	93
8148 Kimbrell Station Loop	0.08mi	4/3.0 (-1)	2,479 (+1%)	2mo	$361,539	$146	84
8156 Kimbrell Station Loop	0.08mi	4/3.0 (-1)	2,487 (+2%)	2mo	$356,250	$143	83
8151 Kimbrell Station Loop	0.05mi	4/3.0 (-1)	2,487 (+2%)	10mo	$339,380	$136	78
8092 Kimbrell Station Loop	0.04mi	5/4.0	2,683 (+10%)	8mo	$387,861	$145	76
8104 Kimbrell Station Loop	0.06mi	5/4.0	2,794 (+14%)	1mo	$423,510	$152	73
8069 Kimbrell Station Loop	0.04mi	5/4.0	2,794 (+14%)	3mo	$415,310	$149	72
8088 Kimbrell Station Loop	0.02mi	5/4.0	2,794 (+14%)	8mo	$399,850	$143	69
8163 Kimbrell Station Loop	0.07mi	4/3.0 (-1)	2,212 (-10%)	8mo	$332,487	$150	65
8072 Kimbrell Station Loop	0.02mi	5/3.0	2,794 (+14%)	10mo	$415,341	$149	63
7429 Gristmill Cir	0.46mi	4/3.5 (-1)	2,507 (+2%)	10mo	$375,000	$150	60
7950 Furnace Dr	0.58mi	4/3.5 (-1)	2,505 (+2%)	10mo	$359,900	$144	54

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: -46.3%
• Equity multiple: -0.40×
• Total profit: $-160,014
• Equity at exit: $60,772

10-year hold

• IRR: -85.4%
• Equity multiple: -1.27×
• Total profit: $-259,563
• Equity at exit: $35,240

Cash invested: $114,122 (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: 29 active · 15 under contract
• Months of supply: 21.8 mo (5%/mo absorbed)
• Median asking: $355,350 ($146/sqft)
• Median days on market: 120 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +13.7% above current asking $/sqft

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

ZIP-level market 35111

• Home prices YoY: -20.0%
• Active inventory: 427
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$2,137
• Tax est. 1.5%: −$509 /mo · $6,114/yr
• Insurance: −$170
• HOA: −$400
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-1,480

Break-even live

Break-even rent $4,072

Max offer price $193,454

Occupancy floor —

Sensitivity live

Price	-10% $-1,198	-5% $-1,339	+0% $-1,480	+5% $-1,621	+10% $-1,761
Rent	-10% $-1,653	-5% $-1,567	+0% $-1,480	+5% $-1,393	+10% $-1,306
Rate	-1.0pp $-1,275	-0.5pp $-1,376	base $-1,480	+0.5pp $-1,585	+1.0pp $-1,693

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: $101,895
• Closing costs: $12,227
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12572 Downing Dr Mc Calla, AL	5.0	3.0	2600	$2,331	$0.90	62d	1	0.82mi

Listing history 50 events

1. 2026-09-24
   days on market $339,850 Active 219 DOM
2. 2026-09-23
   days on market $339,850 Active 218 DOM
3. 2026-09-22
   days on market $339,850 Active 217 DOM
4. 2026-09-21
   days on market $339,850 Active 216 DOM
5. 2026-09-20
   days on market $339,850 Active 215 DOM
6. 2026-09-19
   days on market $339,850 Active 214 DOM
7. 2026-09-18
   days on market $339,850 Active 213 DOM
8. 2026-09-17
   days on market $339,850 Active 212 DOM
9. 2026-09-16
   days on market $339,850 Active 211 DOM
10. 2026-09-15
    days on market $339,850 Active 210 DOM
11. 2026-09-14
    days on market $339,850 Active 209 DOM
12. 2026-09-13
    days on market $339,850 Active 208 DOM
13. 2026-09-12
    days on market $339,850 Active 207 DOM
14. 2026-09-11
    days on market $339,850 Active 206 DOM
15. 2026-09-05
    days on market $339,850 Active 200 DOM
16. 2026-09-04
    days on market $339,850 Active 199 DOM
17. 2026-09-03
    days on market $339,850 Active 198 DOM
18. 2026-08-31
    days on market $339,850 Active 195 DOM
19. 2026-08-30
    days on market $339,850 Active 194 DOM
20. 2026-08-28
    days on market $339,850 Active 192 DOM
21. 2026-08-27
    days on market $339,850 Active 191 DOM
22. 2026-08-26
    days on market $339,850 Active 190 DOM
23. 2026-08-25
    days on market $339,850 Active 189 DOM
24. 2026-08-24
    days on market $339,850 Active 188 DOM
25. 2026-08-23
    days on market $339,850 Active 187 DOM
26. 2026-08-22
    days on market $339,850 Active 186 DOM
27. 2026-08-21
    days on market $339,850 Active 185 DOM
28. 2026-08-20
    days on market $339,850 Active 184 DOM
29. 2026-08-19
    days on market $339,850 Active 183 DOM
30. 2026-08-18
    days on market $339,850 Active 182 DOM
31. 2026-08-17
    days on market $339,850 Active 181 DOM
32. 2026-08-16
    days on market $339,850 Active 180 DOM
33. 2026-08-15
    days on market $339,850 Active 179 DOM
34. 2026-08-14
    days on market $339,850 Active 178 DOM
35. 2026-08-13
    days on market $339,850 Active 177 DOM
36. 2026-08-12
    days on market $339,850 Active 176 DOM
37. 2026-08-11
    days on market $339,850 Active 175 DOM
38. 2026-08-10
    days on market $339,850 Active 174 DOM
39. 2026-08-09
    days on market $339,850 Active 173 DOM
40. 2026-08-08
    days on market $339,850 Active 172 DOM
41. 2026-08-07
    days on market $339,850 Active 171 DOM
42. 2026-08-06
    days on market $339,850 Active 170 DOM
43. 2026-08-05
    days on market $339,850 Active 169 DOM
44. 2026-08-04
    days on market $339,850 Active 168 DOM
45. 2026-08-03
    days on market $339,850 Active 167 DOM
46. 2026-07-31
    days on market $339,850 Active 164 DOM
47. 2026-07-30
    days on market $339,850 Active 162 DOM
48. 2026-07-28
    days on market $339,850 Active 161 DOM
49. 2026-07-26
    days on market $339,850 Active 159 DOM
50. 2026-07-24
    days on market $339,850 Active 157 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: $26,384
• − Mortgage interest: −$22,831
• − Property taxes: −$6,114
• − Insurance: −$2,038
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$4,800
• − Depreciation: −$11,857
• Taxable loss: −$25,477
• Est. tax savings @ 24.0%: +$6,115
• After-tax cash flow: $-11,643/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

Good 80/100 Cosmetic rehab Est. rehab $12,255–$36,765 screening

This home is in excellent condition with a good curb appeal and well-maintained interior. Minor updates to the exterior and interior can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances (if needed) — Upgrading to high-end appliances can attract more buyers. ↑
• Resale Bathroom updates (if needed) — Modernizing bathrooms can significantly boost resale value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs, attracting renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Mcadory Elementary School F AL #392/627 Nat'l #28,475/41,679 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: Tuscaloosa County · 669,185 people
• Metro: Tuscaloosa, AL
• Population (ZIP): 20,342
• Household income: $86,463
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 4% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

1 event — show timeline

• 2026-02-17 Listed $339,850 Zillow