3990 Black Hawk Dr · McCalla, AL 35022

$275,000

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 49 Days on market

Built 1992 2.65 ac lot $190/sqft · 12% below area Est $313k · 12% 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 +12.9/15.0
• Cash flow +11.1/30.0
• Rent growth +5.0/5.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

Key facts

• Cozy living room
• Stylish backsplash
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• STYLISH BACKSPLASH
• STAINLESS STEEL APPLIANCES
• COZY LIVING ROOM
• FIREPLACE
• SPACIOUS PRIMARY SUITE

Property features AI

Exterior

• Parking: Detached garage; Gravel and concrete driveway; 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Cable available; Electric service (heating/cooling/appliances)
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition shingle roof; Crawl space foundation; Built on one level
• Exterior features: Covered porch with screened area; Chain link fence; Rolling slope lot adjacent to greenbelt; Paved road access; Workshop structure on property

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Granite counters; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan and electric cooling
• Interior features: Ceiling fans; Granite counters; Pantry; Walk-in closets; Double pane windows with drapes and window treatments; Living room fireplace
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (30.3% below list).
• Recommended offer: $192k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in McCalla — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 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 $13k; list at $275k implies a 2048% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 45% 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 $191,721 (30.3% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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: 0.70% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 12.0

CMA / ARV

• ARV (median comp): $312,666
• List price: $275,000
• Delta: -12.05%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3878 Black Hawk Dr	0.28mi	3/2.0	1,470 (+2%)	8mo	$255,007	$173	78
4500 Cabin Rd	0.19mi	2/2.0 (-1)	1,400 (-3%)	11mo	$275,500	$197	72
4587 Cabin Rd	0.27mi	2/2.0 (-1)	1,366 (-6%)	4mo	$382,500	$280	70
4591 Cabin Rd	0.32mi	2/2.5 (-1)	1,390 (-4%)	2mo	$360,000	$259	70

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: -14.6%
• Equity multiple: 0.46×
• Total profit: $-41,646
• Equity at exit: $41,003

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $171
• Equity at exit: $23,777

Cash invested: $77,000 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-111

Break-even live

Break-even rent $2,058

Max offer price $255,374

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-33	+0% $-111	+5% $-189	+10% $-267
Rent	-10% $-263	-5% $-187	+0% $-111	+5% $-35	+10% $40
Rate	-1.0pp $27	-0.5pp $-41	base $-111	+0.5pp $-182	+1.0pp $-255

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	1	0.42mi

Listing history 12 events

1. 2026-06-15
   statuslisting id $275,000 Pending 49 DOM

   Show marketing remark (745 chars)

   Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

2. 2026-06-15
   days on market $275,000 Active 49 DOM

   Show marketing remark (745 chars)

   Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

3. 2026-06-13
   statusdays on marketlisting id $275,000 Active 47 DOM
4. 2026-06-07
   remarks 693-char remark
5. 2026-06-07
   statusdays on marketlisting id $275,000 Pending 44 DOM
6. 2026-06-03
   days on market $275,000 Active 42 DOM
7. 2026-06-02
   days on market $275,000 Active 41 DOM
8. 2026-06-01
   pricedays on market $275,000 Active 40 DOM

   Show marketing remark (745 chars)

   Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

9. 2026-05-31
   days on market $285,000 Active 39 DOM
10. 2026-04-22
    listed $285,000 Active 745-char remark

    Show marketing remark (745 chars)

    Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

11. 2026-04-22
    listed $285,000 Active 745-char remark

    Show marketing remark (745 chars)

    Enjoy peaceful country living on approximately 2.65 acres with this charming 3-bedroom, 2-bath home! Highlights include an eat-in kitchen with stylish backsplash and stainless steel appliances, a cozy living room with fireplace, and a spacious primary suite featuring a private bath, double vanity, and walk-in closet. A convenient laundry room adds functionality, while both a screened-in back porch and welcoming front porch provide perfect spots to relax. Outside, enjoy mature blueberry bushes, a 1-car garage/workshop, and plenty of room to roam & play! Located in a USDA-eligible area for 0% down financing and zoned for McCalla Elementary and McAdory schools. Don’t miss your chance to make this slice of country living yours!

12. 1987-04-28
    soldstatus $12,800

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$300/yr (+$25/mo · 36.2%)

ⓘ 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 45% 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: $23,007
• − Mortgage interest: −$15,404
• − Property taxes: −$828
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$8,000
• Taxable loss: −$6,282
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $174/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

+2048.4% since first listed

11 events — show timeline

• 2026-06-15 Pending — Greater Alabama MLS
• 2026-06-15 Pending — WAMLS
• 2026-06-10 Relisted — WAMLS
• 2026-06-10 Relisted — Greater Alabama MLS
• 2026-06-05 Pending — WAMLS
• 2026-06-05 Pending — Greater Alabama MLS
• 2026-06-01 Price Changed $275,000 Greater Alabama MLS
• 2026-06-01 Price Changed $275,000 WAMLS
• 2026-04-22 Listed $285,000 WAMLS
• 2026-04-22 Listed $285,000 Greater Alabama MLS
• 1987-04-28 Sold (Public Records) $12,800 Public Records

Property tax history

+1.5%/yr

Latest (2025): $828 · +7.4% YoY. Source: county tax records.