220 Hillcrest Dr · Montevallo, AL 35115

$289,900

4 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 29 Days on market

Built 2018 8,276 sqft lot Est $272k · 6% over $19/mo HOA · 1% 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 +21.0/30.0
• DSCR +6.7/10.0
• ARV discount +4.6/15.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a beautiful 4 BR/2 full bath open floor plan. Split bedroom with spacious master suite. Covered rear patio. This home is perfect for entertaining and is 4 sides brick and all one level. Great lot that allows for morning sunrise from the covered rear patio.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2018

Property features AI

Finance

• Other: Property access via curb and gutters and paved road; Located in the Lakes at Hidden Forest subdivision; Not in a flood plain
• Financial info: Down payment assistance available
• HOA & community: HOA with yearly fee of $225; HOA covers common grounds maintenance and utilities for common areas; Monthly garbage fee ($20)

Exterior

• Parking: Attached garage with front entry; 2-car garage; Driveway parking
• Utilities: Public water; Connected sewer; Underground utilities; Electric water heater
• Home design: Single-family home (existing construction); 4-side brick exterior; Slab foundation
• Construction: 4-side brick construction; Slab foundation
• Exterior features: Covered patio; Porch; Garden/patio area; Interior lot in a subdivision; Pond on property; Sidewalks and street lights

Interior

• Kitchen: Breakfast bar and eating area; Pantry; Laminate countertops; Dishwasher (built-in); Disposal; Electric oven with self-cleaning; Electric stove; Refrigerator included; Some stainless steel appliances
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level (total of 4 bedrooms)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Separate shower in master; Tub/shower combo in secondary bath; Linen closet
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Cathedral/vaulted and trey ceilings; French doors; Recessed lighting; Split bedroom floor plan; All window treatments remain; Electric fireplace with marble surround in the great room
• Laundry & utility: Laundry room on main level; Washer hookup and electric dryer hookup; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/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 $271k (6.6% below list).
• Recommended offer: $271k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.7% in Montevallo — 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 62/100 on livability (#217 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montevallo Elementary School (math 29% / reading 49%, grade F, #257 of 627 statewide, top 41%, 749 students, 77% FRL); Montevallo Middle School (math 5% / reading 43%, grade F, #168 of 257 statewide, top 66%, 369 students, 78% FRL); Montevallo High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 506 students, 76% FRL) — zoned schools average 77% FRL vs 26% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: 115 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 987 units permitted in Shelby County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $173k; list at $290k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,844 (6.6% 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. 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?
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: 0.93% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $272,498
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Hillcrest Dr	0.00mi	4/2.0	1,919 (0%)	1mo	$290,000	$151	99
240 Hillcrest Dr	0.06mi	4/2.0	1,928 (+0%)	11mo	$250,000	$130	87
321 Hidden Ct	0.27mi	4/2.0	1,868 (-3%)	1mo	$270,000	$145	82
29 Monte Tierra Trl	0.47mi	4/2.5	1,904 (-1%)	8mo	$219,900	$115	68
175 Hidden Trace Ct	0.30mi	3/2.5 (-1)	1,828 (-5%)	11mo	$232,000	$127	62
30 Monte Tierra Trl	0.48mi	4/2.0	1,752 (-9%)	2mo	$209,900	$120	61
157 Hillcrest Dr	0.15mi	3/2.0 (-1)	1,664 (-13%)	6mo	$211,000	$127	61
143 Hidden Trace Ct	0.24mi	3/2.0 (-1)	1,739 (-9%)	11mo	$265,000	$152	59
2013 Hidden Forest Ln	0.39mi	3/2.0 (-1)	1,638 (-15%)	2mo	$265,000	$162	50
325 Union Dr	0.65mi	4/2.5	2,164 (+13%)	4mo	$305,000	$141	43
332 Dogwood Trl	0.69mi	3/2.5 (-1)	2,013 (+5%)	12mo	$285,409	$142	42
380 Union Loop	0.74mi	4/2.0	2,202 (+15%)	3mo	$365,550	$166	38

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-20,956
• Equity at exit: $43,225

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $14,903
• Equity at exit: $25,065

Cash invested: $81,172 (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 35115

• Home prices YoY: -19.3%
• Active inventory: 115
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$121
• HOA: −$19
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $411

Break-even live

Break-even rent $2,189

Max offer price $289,900

Occupancy floor 80%

Sensitivity live

Price	-10% $575	-5% $493	+0% $411	+5% $328	+10% $246
Rent	-10% $197	-5% $304	+0% $411	+5% $518	+10% $625
Rate	-1.0pp $557	-0.5pp $484	base $411	+0.5pp $335	+1.0pp $259

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Hillcrest Dr Montevallo, AL	3.0	2.0	2050	$4,200	$2.05	3d	1	0.06mi
281 Hillcrest Dr Montevallo, AL	3.0	2.0	1513	$1,820	$1.20	45d	1	0.19mi
133 Hidden Trace Ct Montevallo, AL	3.0	2.0	1425	$1,670	$1.17	12d	1	0.21mi
328 Hidden Ct Montevallo, AL	4.0	2.0	1726	$1,850	$1.07	3d	1	0.24mi
21 Eddings Ln Alabaster, AL	5.0	2.0	1861	$2,000	$1.07	12d	1	0.40mi
167 Revolutionary Way Montevallo, AL	4.0	2.0	2030	$2,100	$1.03	4d	1	0.65mi
109 Star View Cir Alabaster, AL	3.0	2.0	1601	$1,675	$1.05	25d	1	1.16mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 4 events

1. 2026-04-30
   listed Contingent
2. 2026-04-25
   historical $289,900
3. 2017-04-25
   soldstatus $173,335 264-char remark

   Show marketing remark (264 chars)

   This is a beautiful 4 BR/2 full bath open floor plan. Split bedroom with spacious master suite. Covered rear patio. This home is perfect for entertaining and is 4 sides brick and all one level. Great lot that allows for morning sunrise from the covered rear patio.

4. 2017-04-04
   listed $173,335 264-char remark

   Show marketing remark (264 chars)

   This is a beautiful 4 BR/2 full bath open floor plan. Split bedroom with spacious master suite. Covered rear patio. This home is perfect for entertaining and is 4 sides brick and all one level. Great lot that allows for morning sunrise from the covered rear patio.

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$360/yr (+$30/mo · 43.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $32,501
• − Mortgage interest: −$16,239
• − Property taxes: −$829
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − HOA: −$228
• − Depreciation: −$8,433
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $4,897/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Montevallo

• Score: 62/100
• State rank: #217
• US rank: #16530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montevallo, AL
• Population (ZIP): 16,911

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 21% Black 15% Two or more races 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 21% Chinese 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.55%
• Current HPI: 207.2205
• 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

+67.2% since first listed

4 events — show timeline

• 2026-04-30 Listed — Greater Alabama MLS
• 2026-04-25 Coming Soon $289,900 Greater Alabama MLS
• 2017-04-25 Sold (MLS) $173,335 Greater Alabama MLS
• 2017-04-04 Listed $173,335 Greater Alabama MLS