7065 Rutledge Dr · McCalla, AL 35111

$199,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 29 Days on market

Built 1986 1.00 ac lot $174/sqft · 26% below area Est $270k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• 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

NEWLY & beautifully remodeled 4-bedroom, 2-bath home in the growing community of McCalla! This move-in ready property offers an ideal split-bedroom design with a private primary suite separated from the additional three bedrooms for added comfort and privacy. Enjoy NEW stainless kitchen appliances, modern finishes, refreshed interiors, granite counters and functional living spaces perfect for families or entertaining. Conveniently located near shopping, dining, schools, and easy interstate access, this home is positioned in one of the fastest-growing areas in Central Alabama. The nearby Amazon, Carvana, Smucker's, Dollar General, and expanding industrial and logistics developments con

Key facts

• Modern finishes
• Split-bedroom design
• Granite counters

Tags

• SPLIT-BEDROOM DESIGN
• PRIVATE PRIMARY SUITE
• MODERN FINISHES
• GRANITE COUNTERS
• FUNCTIONAL LIVING SPACES
• EASY INTERSTATE ACCESS

Property features AI

Finance

• Other: Property accessed via paved public road
• Financial info: Down payment assistance available; Quarterly garbage fee of $45
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing home; Single-story rooms (main level living, kitchen, dining, bedrooms)
• Construction: Brick over foundation; Vinyl siding; Crawl space foundation
• Exterior features: Open deck; Heavy treed, interior lot with some trees; No waterfront, no pool, no patio, no garden/patio listed

Interior

• Kitchen: Stone countertops; Built-in dishwasher; Built-in microwave; Electric stove; Some stainless appliances
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath on main level; Tub/shower combo
• Heating & cooling: Central heating; Central electric cooling
• Interior features: Ceilings: other (see remarks); No additional interior features listed
• Laundry & utility: Laundry room on the main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-63 ($-755/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 High School (math 8% / reading 17%, grade F, #237 of 305 statewide, top 78%, 1,162 students, 72% FRL) — zoned schools average 67% FRL vs 49% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 350 active listings in the ZIP; 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 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $200k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 43% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,322 (12.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $269,900
• List price: $199,900
• Delta: -25.94%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-36,330
• Equity at exit: $29,806

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-36,519
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-63

Break-even live

Break-even rent $1,833

Max offer price $190,801

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $6	+0% $-63	+5% $-132	+10% $-201
Rent	-10% $-201	-5% $-132	+0% $-63	+5% $6	+10% $76
Rate	-1.0pp $38	-0.5pp $-12	base $-63	+0.5pp $-115	+1.0pp $-167

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   status $199,900 Pending 29 DOM
2. 2026-06-07
   days on market $199,900 Active 29 DOM
3. 2026-06-03
   days on market $199,900 Active 25 DOM
4. 2026-06-02
   days on market $199,900 Active 24 DOM
5. 2026-06-02
   status $199,900 Active 23 DOM
6. 2026-06-01
   days on market $199,900 Contingent 23 DOM
7. 2026-05-31
   days on market $199,900 Contingent 22 DOM
8. 2026-05-09
   listed $199,900 Active 814-char remark
9. 2006-03-03
   soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $21,039
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,815
• Taxable loss: −$4,136
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $238/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

+122.1% since first listed

5 events — show timeline

• 2026-06-07 Pending — Greater Alabama MLS
• 2026-06-01 Relisted — Greater Alabama MLS
• 2026-05-26 Contingent — Greater Alabama MLS
• 2026-05-09 Listed $199,900 Greater Alabama MLS
• 2006-03-03 Sold (Public Records) $90,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $372 · +0.0% YoY. Source: county tax records.