12952 Woodland Park Cir · McCalla, AL 35111

$189,999

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 37 Days on market

Built 2005 $143/sqft · 23% below area Est $248k · 23% under ↓ 3% since listing

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Why this score? — see what drove the C 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this home in McCalla that is just waiting for a new owner! Discover the potential in this lovely home full of character and opportunity! Being sold as-is, this property is perfect for buyers looking to add their personal touch and/or invest in a home with amazing possibilities. Conveniently close to Tannehill State Park, shops & dining options, this home makes life easy. Pull right up & park in the attached 2-car garage or in the driveway. The mature landscape creates a pleasing visual along with the appeal of a brick-front façade. Inside, grand arched openings frame the spacious living room & flow seamlessly to the dine in-kitchen. Warm yourself on cozy n

Key facts

• Brick-front façade
• Enhanced privacy
• Lush greenery

Tags

• ATTACHED 2-CAR GARAGE
• BRICK-FRONT FAÇADE
• LUSH GREENERY
• ENHANCED PRIVACY
• GRAND ARCHED OPENINGS
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Property accessed via paved public road
• Financial info: Quarterly garbage fee
• HOA & community: No association fee

Exterior

• Parking: Front garage entry; 2-car garage (main level); Driveway parking
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater; Internet service available
• Home design: Existing construction; One-story layout (rooms listed at main level); 1-side brick and vinyl siding exterior; Slab foundation
• Construction: 1-side brick and vinyl siding construction
• Exterior features: Covered and open patio areas; Interior lot (no notable lot view); No pool, no garden/patio, no decks; Not waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric oven and electric stove
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central electric cooling; Ceiling fans
• Interior features: Crown molding and smooth ceilings with trey ceilings; One gas fireplace with tile surround in the great room; No additional interior features listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $179k (5.8% below list).
• Recommended offer: $179k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Tuscaloosa County (suburban): math 21% / reading 45% proficiency, ranked #47 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake View Elementary School (math 36% / reading 66%, grade C-, #113 of 627 statewide, top 18%, 769 students, 53% FRL); Brookwood High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 1,078 students, 58% FRL).
• Market conditions: 350 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 622 units permitted in Tuscaloosa County in 2024 (69 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.
• Tuscaloosa County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,020 (5.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,064
• List price: $189,999
• Delta: -23.41%
• 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
7257 Owen Park Cir	0.11mi	3/2.0	1,290 (-3%)	8mo	$214,000	$166	84
12640 Owen Park Ct	0.19mi	3/2.0	1,290 (-3%)	15mo	$240,500	$186	74
12910 Woodland Park Cir Cir	0.07mi	3/2.0	1,243 (-6%)	20mo	$222,000	$179	70
8237 Owen Park Dr	0.20mi	3/2.0	1,491 (+12%)	1mo	$247,000	$166	69
8254 Owen Park Dr	0.18mi	3/2.0	1,490 (+12%)	12mo	$223,000	$150	61
12736 Ironstone Dr	0.72mi	3/2.0	1,272 (-4%)	3mo	$259,900	$204	57
12772 Ironstone Dr	0.71mi	3/2.0	1,272 (-4%)	4mo	$270,000	$212	57
12754 Ironstone Dr	0.71mi	3/2.0	1,272 (-4%)	4mo	$269,900	$212	56
12981 Woodland Park Cir	0.05mi	3/2.0	1,521 (+14%)	22mo	$217,500	$143	56
22842 Downing Park Cir	0.64mi	3/2.0	1,421 (+7%)	15mo	$235,000	$165	46
12760 Ironstone Dr	0.71mi	4/2.0 (+1)	1,497 (+13%)	4mo	$279,900	$187	38
12730 Ironstone Dr	0.72mi	4/2.0 (+1)	1,497 (+13%)	7mo	$279,900	$187	35

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,735
• Equity at exit: $28,329

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $14,050
• Equity at exit: $16,428

Cash invested: $53,200 (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: 350
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $301

Break-even live

Break-even rent $1,410

Max offer price $189,999

Occupancy floor 78%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12772 Ironstone Dr Lake View, AL	3.0	2.0	1272	$1,553	$1.22	43d	1	0.73mi

Listing history 17 events

1. 2026-06-18
   days on market $189,999 Active 37 DOM
2. 2026-06-17
   days on market $189,999 Active 36 DOM
3. 2026-06-16
   days on market $189,999 Active 35 DOM
4. 2026-06-15
   days on market $189,999 Active 34 DOM
5. 2026-06-14
   days on market $189,999 Active 32 DOM
6. 2026-06-13
   days on market $189,999 Active 31 DOM
7. 2026-06-10
   days on market $189,999 Active 29 DOM
8. 2026-06-09
   days on market $189,999 Active 28 DOM
9. 2026-06-08
   days on market $189,999 Active 27 DOM
10. 2026-06-07
    days on market $189,999 Active 26 DOM
11. 2026-06-05
    days on market $189,999 Active 23 DOM
12. 2026-06-03
    days on market $189,999 Active 22 DOM
13. 2026-06-02
    days on market $189,999 Active 21 DOM
14. 2026-06-01
    days on market $189,999 Active 20 DOM
15. 2026-05-31
    days on market $189,999 Active 19 DOM
16. 2026-05-30
    days on market $189,999 Active 18 DOM
17. 2026-05-12
    listed $195,000 Active 1002-char remark

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$322/yr (+$27/mo · 70.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $21,482
• − Mortgage interest: −$10,643
• − Property taxes: −$457
• − Insurance: −$950
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,527
• Taxable income: $468
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $3,495/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: Tuscaloosa County
• NCES district ID: 0103390
• Math proficiency: 21% ▼ -24.00%
• Reading proficiency: 45% ▲ 2.00%
• Median HH income: $53,000
• Composite: 28.88/100
• National rank: #6641
• State rank: #47 of 129 in AL

Livability — McCalla

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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 (Tuscaloosa County) Hauer SSP2

• Today (2025): 228,293 people
• By 2030: 240,551 · +5.4%
• By 2040: 263,856 · +15.6%
• By 2050: 286,491 · +25.5%
• By 2075: 335,783 · +47.1%
• By 2100: 370,520 · +62.3%

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 · Tuscaloosa

• 2024 margin: Strong R (+20.4) · D 39.4% · R 59.8%
• 2008→2024 swing: -4.4pp toward R · 2008: -16.0pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+14.8 2016: R+19.5 2012: R+17.4 2008: R+16.0

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

-2.6% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $189,999 Greater Alabama MLS
• 2026-05-12 Listed $195,000 Greater Alabama MLS

Property tax history

+4.3%/yr

Latest (2025): $457 · +7.8% YoY. Source: county tax records.