Valenta Plan · McCalla, AL 35111

$339,850

5 bd · 4.0 ba · 2,451 sqft · SingleFamily · 172 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
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.9/10.0
• 1% rule +0.7/10.0
• 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 171 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 — $395,318.

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 $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (41.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (33.5% below list).
• Recommended offer: $201k (41.0% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 4.6% 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: 400 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 172 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,599 (41.0% 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 172 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.57% ✗
• Cap rate: 2.21%
• Cash-on-cash: -14.59%
• DSCR: 0.35
• GRM: 14.6

CMA / ARV

• ARV (median comp): $395,318
• List price: $339,850
• Delta: -14.03%
• 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%)	2mo	$353,150	$144	95
8148 Kimbrell Station Loop	0.08mi	4/3.0 (-1)	2,479 (+1%)	0mo	$361,539	$146	85
8156 Kimbrell Station Loop	0.08mi	4/3.0 (-1)	2,487 (+2%)	0mo	$356,250	$143	84
8151 Kimbrell Station Loop	0.05mi	4/3.0 (-1)	2,487 (+2%)	8mo	$339,380	$136	79
8092 Kimbrell Station Loop	0.04mi	5/4.0	2,683 (+10%)	6mo	$387,861	$145	77
8069 Kimbrell Station Loop	0.04mi	5/4.0	2,794 (+14%)	1mo	$415,310	$149	74
8088 Kimbrell Station Loop	0.02mi	5/4.0	2,794 (+14%)	6mo	$399,850	$143	70
8163 Kimbrell Station Loop	0.07mi	4/3.0 (-1)	2,212 (-10%)	6mo	$332,487	$150	66
8072 Kimbrell Station Loop	0.02mi	5/3.0	2,794 (+14%)	8mo	$415,341	$149	65
7429 Gristmill Cir	0.46mi	4/3.5 (-1)	2,507 (+2%)	8mo	$375,000	$150	61
7950 Furnace Dr	0.58mi	4/3.5 (-1)	2,505 (+2%)	8mo	$359,900	$144	55
7425 Gristmill Cir	0.45mi	5/3.5	2,791 (+14%)	10mo	$350,000	$125	46

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: -44.0%
• Equity multiple: -0.35×
• Total profit: $-149,484
• Equity at exit: $58,943

10-year hold

• IRR: -77.3%
• Equity multiple: -1.16×
• Total profit: $-239,391
• Equity at exit: $34,180

Cash invested: $110,689 (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: 31 active · 13 under contract
• Months of supply: 18.6 mo (5%/mo absorbed)
• Median asking: $359,900 ($149/sqft)
• Median days on market: 73 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +8.6% vs 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: 400
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,261 medium
• Mortgage (P&I): −$2,073
• Tax est. 1.5%: −$494 /mo · $5,930/yr
• Insurance: −$165
• HOA: −$400
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-1,346

Break-even live

Break-even rent $3,964

Max offer price $200,599

Occupancy floor —

Sensitivity live

Price	-10% $-1,072	-5% $-1,209	+0% $-1,346	+5% $-1,482	+10% $-1,619
Rent	-10% $-1,524	-5% $-1,435	+0% $-1,346	+5% $-1,256	+10% $-1,167
Rate	-1.0pp $-1,147	-0.5pp $-1,245	base $-1,346	+0.5pp $-1,448	+1.0pp $-1,552

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: $98,829
• Closing costs: $11,860
• 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	15d	1	0.82mi

Listing history 50 events

1. 2026-08-08
   days on market $339,850 Active 172 DOM
2. 2026-08-07
   days on market $339,850 Active 171 DOM
3. 2026-08-06
   days on market $339,850 Active 170 DOM
4. 2026-08-05
   days on market $339,850 Active 169 DOM
5. 2026-08-04
   days on market $339,850 Active 168 DOM
6. 2026-08-03
   days on market $339,850 Active 167 DOM
7. 2026-07-31
   days on market $339,850 Active 164 DOM
8. 2026-07-30
   days on market $339,850 Active 162 DOM
9. 2026-07-28
   days on market $339,850 Active 161 DOM
10. 2026-07-26
    days on market $339,850 Active 159 DOM
11. 2026-07-24
    days on market $339,850 Active 157 DOM
12. 2026-07-23
    days on market $339,850 Active 156 DOM
13. 2026-07-22
    days on market $339,850 Active 155 DOM
14. 2026-07-21
    days on market $339,850 Active 154 DOM
15. 2026-07-20
    days on market $339,850 Active 153 DOM
16. 2026-07-19
    days on market $339,850 Active 151 DOM
17. 2026-07-18
    days on market $339,850 Active 150 DOM
18. 2026-07-16
    days on market $339,850 Active 149 DOM
19. 2026-07-15
    days on market $339,850 Active 148 DOM
20. 2026-07-14
    days on market $339,850 Active 147 DOM
21. 2026-07-13
    days on market $339,850 Active 146 DOM
22. 2026-07-13
    days on market $339,850 Active 145 DOM
23. 2026-07-11
    days on market $339,850 Active 144 DOM
24. 2026-07-10
    days on market $339,850 Active 143 DOM
25. 2026-07-09
    days on market $339,850 Active 142 DOM
26. 2026-07-07
    days on market $339,850 Active 140 DOM
27. 2026-07-06
    days on market $339,850 Active 139 DOM
28. 2026-07-05
    days on market $339,850 Active 138 DOM
29. 2026-07-03
    days on market $339,850 Active 136 DOM
30. 2026-07-02
    days on market $339,850 Active 135 DOM
31. 2026-07-01
    days on market $339,850 Active 134 DOM
32. 2026-06-30
    days on market $339,850 Active 133 DOM
33. 2026-06-29
    days on market $339,850 Active 132 DOM
34. 2026-06-28
    days on market $339,850 Active 131 DOM
35. 2026-06-27
    days on market $339,850 Active 130 DOM
36. 2026-06-27
    days on market $339,850 Active 129 DOM
37. 2026-06-25
    days on market $339,850 Active 127 DOM
38. 2026-06-22
    days on market $339,850 Active 125 DOM
39. 2026-06-22
    days on market $339,850 Active 124 DOM
40. 2026-06-18
    days on market $339,850 Active 121 DOM
41. 2026-06-17
    days on market $339,850 Active 120 DOM
42. 2026-06-16
    days on market $339,850 Active 119 DOM
43. 2026-06-15
    days on market $339,850 Active 118 DOM
44. 2026-06-13
    days on market $339,850 Active 116 DOM
45. 2026-06-10
    days on market $339,850 Active 113 DOM
46. 2026-06-09
    days on market $339,850 Active 112 DOM
47. 2026-06-08
    days on market $339,850 Active 111 DOM
48. 2026-06-07
    days on market $339,850 Active 110 DOM
49. 2026-06-03
    days on market $339,850 Active 106 DOM
50. 2026-06-02
    days on market $339,850 Active 105 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: $27,134
• − Mortgage interest: −$22,144
• − Property taxes: −$5,930
• − Insurance: −$1,977
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$4,800
• − Depreciation: −$11,500
• Taxable loss: −$23,558
• Est. tax savings @ 24.0%: +$5,654
• After-tax cash flow: $-10,494/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