5849 Ridgeline Dr · McCalla, AL 35022

$362,900

4 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 216 Days on market

Built 2021 5,662 sqft lot $253/sqft · 83% above area Est $365k · at est. $33/mo HOA · 1% of rent ↓ 17% since listing

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Why this score? — see what drove the F 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 +7.7/15.0
• Cash flow +7.4/30.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thanks for taking the time to read me but will you take the time to see me? I have everything you've been looking for, from the fence yard, screened in porch, master on the main and easy access to anywhere you want to go! I can tell you what you want to hear but I rather you see me for yourself. With this weather being cold, if you make me your home, I'll keep you warm! Hopefully, I'll see you soon!

Key facts

• Screened in porch
• Fenced yard
• Master on the main

Tags

• FENCED YARD
• SCREENED IN PORCH
• MASTER ON THE MAIN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $363k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (38.4% below list).
• Recommended offer: $224k (38.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $3k of loan paydown is wiped out by about $11k 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 216 days — a 12% lower offer ($319k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 44% 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 $223,719 (38.4% 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. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 13.5

CMA / ARV

• ARV (median comp): $364,769
• List price: $362,900
• Delta: -0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4935 Owens Loop	0.18mi	3/2.0 (-1)	1,469 (+2%)	10mo	$270,000	$184	74
4617 Riverbirch Ln	0.53mi	3/2.0 (-1)	1,412 (-2%)	8mo	$268,000	$190	61
4456 Rosser Farms Pkwy	0.38mi	3/2.0 (-1)	1,618 (+13%)	4mo	$314,900	$195	53
5733 Riverbirch Dr	0.59mi	3/2.0 (-1)	1,561 (+9%)	3mo	$249,000	$160	50
5809 Riverbirch Dr	0.44mi	3/2.0 (-1)	1,635 (+14%)	4mo	$260,000	$159	48
4501 Rosser Farms Pkwy	0.52mi	3/2.0 (-1)	1,618 (+13%)	4mo	$299,900	$185	46
4468 Rosser Farms Pkwy	0.49mi	3/2.0 (-1)	1,618 (+13%)	10mo	$319,900	$198	42
5179 Meadow Ridge Trl	0.47mi	3/2.0 (-1)	1,618 (+13%)	13mo	$309,900	$192	41
5187 Meadow Ridge Trl	0.53mi	3/2.0 (-1)	1,618 (+13%)	11mo	$309,900	$192	40
5143 Meadow Ridge Trl	0.58mi	3/2.0 (-1)	1,618 (+13%)	11mo	$314,900	$195	37
5721 Riverbirch Dr	0.62mi	3/2.0 (-1)	1,617 (+13%)	12mo	$270,000	$167	35
5159 Meadow Ridge Trl	0.58mi	3/2.0 (-1)	1,618 (+13%)	14mo	$304,900	$188	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.24×
• Total profit: $-76,827
• Equity at exit: $54,110

10-year hold

• IRR: -6.7%
• Equity multiple: 0.49×
• Total profit: $-51,891
• Equity at exit: $31,377

Cash invested: $101,612 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,903
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$151
• HOA: −$33
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-466

Break-even live

Break-even rent $2,828

Max offer price $280,497

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-364	+0% $-466	+5% $-569	+10% $-672
Rent	-10% $-643	-5% $-555	+0% $-466	+5% $-378	+10% $-290
Rate	-1.0pp $-284	-0.5pp $-374	base $-466	+0.5pp $-561	+1.0pp $-656

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: $90,725
• Closing costs: $10,887
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5725 Riverbirch Dr Bessemer, AL	3.0	2.0	1620	$2,050	$1.27	3d	1	0.63mi
4737 Longmeadow Dr Bessemer, AL	3.0	2.0	1356	$1,815	$1.34	12d	1	1.07mi
4737 Rosser Loop Dr Bessemer, AL	3.0	2.0	1638	$1,886	$1.15	3d	1	1.07mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 19 events

1. 2026-06-22
   days on market $362,900 Active 216 DOM
2. 2026-06-18
   days on market $362,900 Active 213 DOM
3. 2026-06-17
   days on market $362,900 Active 212 DOM
4. 2026-06-16
   days on market $362,900 Active 211 DOM
5. 2026-06-15
   days on market $362,900 Active 210 DOM
6. 2026-06-13
   days on market $362,900 Active 208 DOM
7. 2026-06-10
   days on market $362,900 Active 205 DOM
8. 2026-06-09
   days on market $362,900 Active 204 DOM
9. 2026-06-08
   days on market $362,900 Active 203 DOM
10. 2026-06-07
    days on market $362,900 Active 202 DOM
11. 2026-06-03
    days on market $362,900 Active 198 DOM
12. 2026-06-02
    days on market $362,900 Active 197 DOM
13. 2026-06-01
    days on market $362,900 Active 196 DOM
14. 2026-05-31
    days on market $362,900 Active 195 DOM
15. 2025-11-25
    price $362,900 402-char remark

    Show marketing remark (402 chars)

    Thanks for taking the time to read me but will you take the time to see me? I have everything you've been looking for, from the fence yard, screened in porch, master on the main and easy access to anywhere you want to go! I can tell you what you want to hear but I rather you see me for yourself. With this weather being cold, if you make me your home, I'll keep you warm! Hopefully, I'll see you soon!

16. 2025-11-17
    listed $379,900 Active 402-char remark

    Show marketing remark (402 chars)

    Thanks for taking the time to read me but will you take the time to see me? I have everything you've been looking for, from the fence yard, screened in porch, master on the main and easy access to anywhere you want to go! I can tell you what you want to hear but I rather you see me for yourself. With this weather being cold, if you make me your home, I'll keep you warm! Hopefully, I'll see you soon!

17. 2025-10-11
    price $379,900
18. 2025-09-29
    price $399,900
19. 2025-08-25
    listed $435,900 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 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: $26,846
• − Mortgage interest: −$20,328
• − Property taxes: −$1,759
• − Insurance: −$1,814
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − HOA: −$396
• − Depreciation: −$10,557
• Taxable loss: −$12,303
• Est. tax savings @ 24.0%: +$2,953
• After-tax cash flow: $-2,645/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

-16.7% since first listed

5 events — show timeline

• 2025-11-25 Price Changed $362,900 Greater Alabama MLS
• 2025-11-17 Listed $379,900 Greater Alabama MLS
• 2025-10-11 Price Changed $379,900 Greater Alabama MLS
• 2025-09-29 Price Changed $399,900 Greater Alabama MLS
• 2025-08-25 Listed $435,900 WAMLS

Property tax history

-17.3%/yr

Latest (2025): $1,759 · -0.8% YoY. Source: county tax records.