6047 Pocahontas Rd · McCalla, AL 35022

$225,000

4 bd · 1.0 ba · 1,760 sqft · SingleFamily public records · 101 Days on market

Built 1950 0.35 ac lot $128/sqft · 32% below area Est $332k · 32% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• 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

Welcome to 6047 Pocahontas Road! This charming 4-bedroom, 2-bath home offers a spacious living room, a dining area conveniently located off the kitchen, and beautiful hardwood floors throughout. Step outside to an open porch that overlooks the backyard, perfect for relaxing or entertaining. The home also features a covered patio and a 1-car garage.

Key facts

• Dining area
• Covered patio
• Open porch

Tags

• SPACIOUS LIVING ROOM
• DINING AREA
• HARDWOOD FLOORS
• OPEN PORCH
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 41% 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $332,085
• List price: $225,000
• Delta: -32.25%
• 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
4595 Clubview Dr	0.47mi	3/2.0 (-1)	1,700 (-3%)	0mo	$289,000	$170	63
6146 Bent Brook Dr	0.45mi	3/2.0 (-1)	1,846 (+5%)	1mo	$334,000	$181	62
6250 S Clubview Cir	0.48mi	3/2.5 (-1)	1,788 (+2%)	3mo	$331,000	$185	62
5793 Riverbirch Dr	0.60mi	3/2.0 (-1)	1,675 (-5%)	3mo	$255,500	$153	52
5836 Mountain View Trl	0.71mi	3/2.5 (-1)	1,769 (+0%)	6mo	$287,900	$163	50
6277 S Clubview Cir	0.41mi	3/2.0 (-1)	1,543 (-12%)	3mo	$287,000	$186	49
4692 Clubview Dr	0.70mi	3/2.5 (-1)	1,680 (-4%)	2mo	$270,900	$161	47
5809 Riverbirch Dr	0.63mi	3/2.0 (-1)	1,635 (-7%)	4mo	$260,000	$159	46
6132 Bent Brook Dr	0.47mi	3/2.0 (-1)	1,973 (+12%)	3mo	$332,000	$168	46
4631 Clubview Dr	0.54mi	3/2.0 (-1)	1,543 (-12%)	1mo	$269,900	$175	44
6281 S Clubview Cir	0.40mi	3/3.0 (-1)	1,988 (+13%)	6mo	$299,000	$150	42
5733 Riverbirch Dr	0.71mi	3/2.0 (-1)	1,561 (-11%)	3mo	$249,000	$160	36

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $8,892
• Equity at exit: $33,548

10-year hold

• IRR: 17.0%
• Equity multiple: 2.70×
• Total profit: $107,115
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $515

Break-even live

Break-even rent $1,736

Max offer price $225,000

Occupancy floor 73%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	10d	1	0.64mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	2d	1	0.78mi
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	10d	1	0.78mi
6062 Overlook Ln Bessemer, AL	4.0	2.5	2294	$2,605	$1.14	44d	1	0.89mi
4897 Newbridge Blvd Bessemer, AL	4.0	2.0	1774	$2,095	$1.18	11d	1	1.03mi
4691 Woodford Cir Bessemer, AL	3.0	2.5	1890	$2,090	$1.11	44d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $225,000 Active 101 DOM
2. 2026-06-17
   days on market $225,000 Active 100 DOM
3. 2026-06-16
   days on market $225,000 Active 99 DOM
4. 2026-06-15
   days on market $225,000 Active 98 DOM
5. 2026-06-13
   days on market $225,000 Active 96 DOM
6. 2026-06-10
   days on market $225,000 Active 93 DOM
7. 2026-06-09
   days on market $225,000 Active 92 DOM
8. 2026-06-08
   days on market $225,000 Active 91 DOM
9. 2026-06-07
   days on market $225,000 Active 90 DOM
10. 2026-06-03
    days on market $225,000 Active 86 DOM
11. 2026-06-02
    days on market $225,000 Active 85 DOM
12. 2026-06-01
    days on market $225,000 Active 84 DOM
13. 2026-05-31
    days on market $225,000 Active 83 DOM
14. 2026-03-09
    listed $225,000 Active 350-char remark

    Show marketing remark (350 chars)

    Welcome to 6047 Pocahontas Road! This charming 4-bedroom, 2-bath home offers a spacious living room, a dining area conveniently located off the kitchen, and beautiful hardwood floors throughout. Step outside to an open porch that overlooks the backyard, perfect for relaxing or entertaining. The home also features a covered patio and a 1-car garage.

15. 2020-07-21
    soldstatus $160,000

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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: $28,655
• − Mortgage interest: −$12,603
• − Property taxes: −$1,171
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$6,545
• Taxable income: $2,625
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $5,552/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

+40.6% since first listed

2 events — show timeline

• 2026-03-09 Listed $225,000 Greater Alabama MLS
• 2020-07-21 Sold (Public Records) $160,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,171 · -7.4% YoY. Source: county tax records.