3965 Black Hawk Dr · McCalla, AL 35022

$290,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 45 Days on market

Built 1996 1.70 ac lot $190/sqft · 12% above area Est $358k · 19% 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 +13.9/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

Key facts

• Large master suite
• 2 acres
• Finished basement

Tags

• 2 ACRES
• HARDWOOD FLOORS
• LARGE MASTER SUITE
• WALK-UP ATTIC
• FINISHED BASEMENT
• FULL BATH

Property features AI

Finance

• Financial info: Has down payment assistance available
• HOA & community: No association/HOA fees

Exterior

• Parking: Side garage entry; Detached/attached 2 total garage spaces (listed as 2 garage spaces); Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Brick over foundation with vinyl siding; Basement foundation; Daylight full basement (both finished and unfinished areas); Tri-level: no / Split level: no / Split foyer: no; Year built: existing (not new construction)
• Construction: Brick over foundation; Vinyl siding
• Exterior features: Covered patio; Covered deck; Porch; Storage building; Paved public road access

Interior

• Kitchen: Electric cooktop; Built-in dishwasher; Built-in microwave; Electric oven; Refrigerator; Second kitchen in the basement
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Basement contains additional bedroom(s)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms; Master bath with garden tub and jetted tub; Separate shower and tub/shower combo; Walk-in closets
• Heating & cooling: Electric forced-air heating; Central electric cooling
• Interior features: Crown molding and smooth ceilings; Recessed lighting; Gas fireplace with gas logs in the den; Tile kitchen countertops
• Laundry & utility: Laundry room on the main level; Washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $34 ($412/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 $223k (23.2% below list).
• Recommended offer: $223k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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: Rents rising fast (+14.8%/yr); 312 active listings in the ZIP; 2 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 33% 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 $9k 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 45 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,582 (23.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $358,116
• List price: $290,000
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3878 Black Hawk Dr	0.17mi	3/2.0	1,470 (-4%)	8mo	$255,007	$173	79
4500 Cabin Rd	0.29mi	2/2.0 (-1)	1,400 (-8%)	11mo	$275,500	$197	58
4587 Cabin Rd	0.38mi	2/2.0 (-1)	1,366 (-11%)	4mo	$382,500	$280	56
4591 Cabin Rd	0.43mi	2/2.5 (-1)	1,390 (-9%)	2mo	$360,000	$259	56
4580 Cabin Rd	0.42mi	3/2.0	1,750 (+14%)	6mo	$440,000	$251	52
5576 Tailwinds Dr	0.56mi	3/2.0	1,679 (+10%)	15mo	$295,615	$176	45
5424 Tailwinds Dr	0.56mi	3/2.0	1,679 (+10%)	19mo	$298,230	$178	42

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-33,184
• Equity at exit: $43,240

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $26,892
• Equity at exit: $25,074

Cash invested: $81,200 (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 35022

• Home prices YoY: -20.2%
• Rents YoY: 14.8%
• Active inventory: 312
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $34

Break-even live

Break-even rent $2,182

Max offer price $290,000

Occupancy floor 93%

Sensitivity live

Price	-10% $198	-5% $116	+0% $34	+5% $-48	+10% $-130
Rent	-10% $-142	-5% $-54	+0% $34	+5% $122	+10% $210
Rate	-1.0pp $180	-0.5pp $108	base $34	+0.5pp $-41	+1.0pp $-117

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4325 McClendon Chapel Rd Bessemer, AL	4.0	2.0	1809	$1,876	$1.04	46d	1	0.44mi
3515 Timberlake Dr Helena, AL	4.0	3.0	2139	$2,366	$1.11	26d	1	1.32mi

Listing history 30 events

1. 2026-06-22
   days on market $290,000 Active 45 DOM
2. 2026-06-22
   days on market $290,000 Active 44 DOM
3. 2026-06-18
   days on market $290,000 Active 41 DOM
4. 2026-06-17
   days on market $290,000 Active 40 DOM
5. 2026-06-16
   days on market $290,000 Active 39 DOM
6. 2026-06-15
   days on market $290,000 Active 38 DOM
7. 2026-06-13
   pricedays on market $290,000 Active 36 DOM
8. 2026-06-10
   days on market $299,000 Active 33 DOM
9. 2026-06-09
   days on market $299,000 Active 32 DOM
10. 2026-06-08
    days on market $299,000 Active 31 DOM
11. 2026-06-07
    days on market $299,000 Active 30 DOM
12. 2026-06-03
    days on market $299,000 Active 26 DOM
13. 2026-06-02
    days on market $299,000 Active 25 DOM
14. 2026-06-01
    days on market $299,000 Active 24 DOM
15. 2026-05-31
    days on market $299,000 Active 23 DOM
16. 2026-05-04
    listed $299,000 Active 606-char remark
17. 2026-03-02
    price $299,999
18. 2026-02-12
    price $324,999
19. 2026-02-06
    price $339,900
20. 2023-06-16
    soldstatus $275,000
21. 2023-05-22
    soldstatus $275,000 Sold

    Show marketing remark (715 chars)

    If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

22. 2023-04-18
    status Pending

    Show marketing remark (715 chars)

    If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

23. 2023-03-30
    listed $299,900 Active

    Show marketing remark (715 chars)

    If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

24. 2023-03-22
    price $299,900

    Show marketing remark (715 chars)

    If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

25. 2023-03-22
    historical $399,900

    Show marketing remark (715 chars)

    If you are looking for a private home surrounded by the tranquility of nature, while still being close to town, this is the home for you! This 3 bedroom, 3 bath basement home has beautiful hardwood floors with so many storage options! Oversized closets throughout with a very large walk-in primary closet. The walk-up attic is the perfect place to store seasonal items or has the option to be finished out for an additional bedroom. The finished basement includes a full bath and kitchenette. Home also includes a separate workshop with ac/electricity. Close distance to schools & new Medical West hospital to be completed in 2024. You do not want to miss this exceptional home! Schedule your private showing!

26. 2020-07-28
    soldstatus $222,500
27. 2020-07-23
    soldstatus $222,500 Sold
28. 2020-07-17
    status Pending
29. 2020-06-13
    historical Contingent
30. 2020-05-20
    listed $224,900 Active

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$199/yr (+$17/mo · 20.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $26,710
• − Mortgage interest: −$16,245
• − Property taxes: −$990
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$8,436
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $1,536/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

• 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

+28.9% since first listed

16 events — show timeline

• 2026-06-12 Price Changed $290,000 Greater Alabama MLS
• 2026-05-04 Listed $299,000 Greater Alabama MLS
• 2026-03-02 Price Changed $299,999 Greater Alabama MLS
• 2026-02-12 Price Changed $324,999 Greater Alabama MLS
• 2026-02-06 Price Changed $339,900 Greater Alabama MLS
• 2023-06-16 Sold (Public Records) $275,000 Public Records
• 2023-05-22 Sold (MLS) $275,000 Greater Alabama MLS
• 2023-04-18 Pending — Greater Alabama MLS
• 2023-03-30 Listed $299,900 Greater Alabama MLS
• 2023-03-22 Price Changed $299,900 Greater Alabama MLS
• 2023-03-22 Coming Soon $399,900 Greater Alabama MLS
• 2020-07-28 Sold (Public Records) $222,500 Public Records
• 2020-07-23 Sold (MLS) $222,500 Greater Alabama MLS
• 2020-07-17 Pending — Greater Alabama MLS
• 2020-06-13 Contingent — Greater Alabama MLS
• 2020-05-20 Listed $224,900 Greater Alabama MLS

Property tax history

+1.2%/yr

Latest (2025): $990 · +7.2% YoY. Source: county tax records.