1951 Clevet Springs Rd · Hayden, AL 35079

$189,800

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 98 Days on market

Built 2016 0.60 ac lot $149/sqft · 16% below area Est $225k · 16% 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).

• Cash flow +15.8/30.0
• ARV discount +14.5/15.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

Key facts

• Under-deck storage
• Fenced in backyard
• Covered back deck

Tags

• COVERED BACK DECK
• FENCED IN BACKYARD
• UNDER-DECK STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $154k (18.9% below list).
• Recommended offer: $154k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.2% in Hayden — 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 65/100 on livability (#137 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, amenities F, commute F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 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.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 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: moderate wind risk, 25% chance of damaging wind over 30y; moderate 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 $153,962 (18.9% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $224,738
• List price: $189,800
• Delta: -15.55%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Country Ln	0.04mi	3/2.0	1,232 (-3%)	4mo	$214,900	$174	89
2025 Clevet Springs Rd	0.07mi	3/2.0	1,232 (-3%)	4mo	$197,000	$160	88
2041 Clevet Springs Rd	0.09mi	3/2.0	1,344 (+5%)	24mo	$244,900	$182	67
2235 Clevet Springs Rd	0.23mi	3/2.0	1,400 (+10%)	20mo	$239,000	$171	57
120 Pecan Ln	0.75mi	3/2.0	1,334 (+4%)	10mo	$177,000	$133	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-25,281
• Equity at exit: $28,300

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-15,211
• Equity at exit: $16,410

Cash invested: $53,144 (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 35079

• Home prices YoY: -12.4%
• Active inventory: 54
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$995
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $87

Break-even live

Break-even rent $1,429

Max offer price $189,800

Occupancy floor 89%

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: $47,450
• Closing costs: $5,694
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $189,800 Active 98 DOM
2. 2026-06-17
   days on market $189,800 Active 97 DOM
3. 2026-06-16
   days on market $189,800 Active 96 DOM
4. 2026-06-15
   days on market $189,800 Active 95 DOM
5. 2026-06-13
   days on market $189,800 Active 93 DOM
6. 2026-06-10
   days on market $189,800 Active 90 DOM
7. 2026-06-09
   days on market $189,800 Active 89 DOM
8. 2026-06-08
   days on market $189,800 Active 88 DOM
9. 2026-06-07
   days on market $189,800 Active 87 DOM
10. 2026-06-05
    days on market $189,800 Active 84 DOM
11. 2026-06-03
    days on market $189,800 Active 83 DOM
12. 2026-06-02
    days on market $189,800 Active 82 DOM
13. 2026-06-01
    days on market $189,800 Active 81 DOM
14. 2026-05-31
    days on market $189,800 Active 80 DOM
15. 2026-05-19
    price $189,800 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

16. 2026-04-22
    status Active 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

17. 2026-04-11
    historical Contingent 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

18. 2026-03-26
    status Active 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

19. 2026-03-20
    historical Contingent 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

20. 2026-03-12
    listed $189,900 Active 469-char remark

    Show marketing remark (469 chars)

    Want a home with a great blend of privacy and convenience in Hayden, AL? Escape the hustle and bustle without sacrificing convenience. Close to Storm Shelter, park, and Community Center. It's perfect for those who crave a peaceful pace of life. Enjoy your favorite drink or book on the covered back deck. Host unforgettable Summer gatherings in your expansive fenced in backyard. Under-deck storage to keep your yard tidy too! It's just waiting on you to call it home!

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$124/yr (+$10/mo · 18.9%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,475
• − Mortgage interest: −$10,632
• − Property taxes: −$654
• − Insurance: −$949
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,521
• Taxable loss: −$2,237
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,585/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Hayden

• Score: 65/100
• State rank: #137
• US rank: #13359

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,388

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.00%
• Current HPI: 255.3136
• Rent YoY: —
• Metro: —
• 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

-0.1% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $189,800 Greater Alabama MLS
• 2026-04-22 Relisted — Greater Alabama MLS
• 2026-04-11 Contingent — Greater Alabama MLS
• 2026-03-26 Relisted — Greater Alabama MLS
• 2026-03-20 Contingent — Greater Alabama MLS
• 2026-03-12 Listed $189,900 Greater Alabama MLS

Property tax history

+27.1%/yr

Latest (2025): $654 · +3.9% YoY. Source: county tax records.