6246 S Clubview Cir · McCalla, AL 35022

$289,500

3 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 7 Days on market

Built 2004 6,098 sqft lot Est $296k · at est. $39/mo HOA · 2% of rent

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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).

• Cash flow +13.3/30.0
• ARV discount +8.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• 1% rule +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Notes to be added

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Property access via public road; Parcel ID available
• HOA & community: Monthly association fee of $39; HOA fees include common grounds maintenance and recreation facility access

Exterior

• Parking: Rear garage entry; Detached or attached 2-car garage (2 garage spaces on main level); Driveway parking
• Utilities: Public water; Connected sewer; Gas water heater; Underground utilities; Spectrum internet available; Ceiling fans included
• Home design: Siding (Hardiplank) exterior; Slab foundation; Existing (previously built) home; Located in the Letson Farms subdivision
• Construction: Hardiplank siding construction; Slab foundation
• Exterior features: Covered, screened patio; Screened porch; Community in-ground pool; Interior lot; Paved road access with curb and gutters

Interior

• Kitchen: Built-in dishwasher; Built-in microwave; Electric oven; Electric stove; Refrigerator; Some stainless appliances
• Bedrooms: Master bedroom on main level; Additional bedroom(s) on main level; Office/Study located on upper level
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: Two full bathrooms; Garden tub and separate shower in the master bath; Walk-in closets
• Heating & cooling: Dual heating/cooling systems with heat pump (piggyback system); Central air
• Interior features: 9+ ft. ceilings with crown molding and smooth finish; See-through, ventless gas fireplace in the family room; Some window treatments to remain; Laminate countertops in the kitchen; Breakfast bar
• Laundry & utility: Main-level laundry in a closet; Washer hookup provided; Electric dryer hookup; Pull-down attic access

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 $2 ($25/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 $227k (21.5% below list).
• Recommended offer: $227k (21.5% 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: Rents rising fast (+14.8%/yr); 311 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; list at $290k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,267 (21.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $295,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4595 Clubview Dr	0.07mi	3/2.0	1,700 (-3%)	0mo	$289,000	$170	92
6250 S Clubview Cir	0.01mi	3/2.5	1,788 (+2%)	3mo	$331,000	$185	92
4692 Clubview Dr	0.22mi	3/2.5	1,680 (-4%)	2mo	$270,900	$161	80
4631 Clubview Dr	0.07mi	3/2.0	1,543 (-12%)	1mo	$269,900	$175	76
6277 S Clubview Cir	0.08mi	3/2.0	1,543 (-12%)	3mo	$287,000	$186	74
4590 Clubview Dr	0.05mi	3/2.0	1,543 (-12%)	7mo	$278,000	$180	72
6327 Lou George Loop	0.27mi	3/2.0	1,863 (+6%)	7mo	$242,500	$130	70
6281 S Clubview Cir	0.09mi	3/3.0	1,988 (+14%)	6mo	$299,000	$150	64
4761 Longmeadow Dr	0.37mi	3/2.0	1,568 (-10%)	2mo	$265,000	$169	64
5793 Riverbirch Dr	0.63mi	3/2.0	1,675 (-4%)	3mo	$255,500	$153	61
5809 Riverbirch Dr	0.67mi	3/2.0	1,635 (-7%)	4mo	$260,000	$159	54
5733 Riverbirch Dr	0.64mi	3/2.0	1,561 (-11%)	3mo	$249,000	$160	50

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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-34,863
• Equity at exit: $43,165

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $24,097
• Equity at exit: $25,031

Cash invested: $81,060 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,518
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$121
• HOA: −$39
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $2

Break-even live

Break-even rent $2,270

Max offer price $289,500

Occupancy floor 95%

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: $72,375
• Closing costs: $8,685
• 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	0.17mi
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	10d	1	0.34mi
6062 Overlook Ln Bessemer, AL	4.0	2.5	2294	$2,605	$1.14	43d	1	0.43mi
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	1d	1	0.65mi
4691 Woodford Cir Bessemer, AL	3.0	2.5	1890	$2,090	$1.11	43d	1	0.99mi
4897 Newbridge Blvd Bessemer, AL	4.0	2.0	1774	$2,095	$1.18	11d	1	1.10mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 6 events

1. 2026-06-18
   days on market $289,500 Coming Soon 7 DOM
2. 2026-06-17
   days on market $289,500 Coming Soon 6 DOM
3. 2026-06-16
   days on market $289,500 Coming Soon 5 DOM
4. 2026-06-15
   days on market $289,500 Coming Soon 4 DOM
5. 2026-06-13
   remarks 17-char remark
6. 2026-06-13
   listed $289,500 Coming Soon 2 DOM

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $27,272
• − Mortgage interest: −$16,217
• − Property taxes: −$1,387
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$468
• − Depreciation: −$8,422
• Taxable loss: −$5,032
• Est. tax savings @ 24.0%: +$1,208
• After-tax cash flow: $1,232/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

+75.5% since first listed

2 events — show timeline

• 2026-06-11 Coming Soon $289,500 Greater Alabama MLS
• 2019-04-18 Sold (Public Records) $165,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,387 · -1.4% YoY. Source: county tax records.