41 Williams Dr · Hayden, AL 35180

$98,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 83 Days on market

Built 1981 1.00 ac lot $82/sqft · 39% below area Est $162k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• 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

Situated on a spacious lot with a peaceful wooded backdrop, this single-level home offers a covered front porch and a functional layout with great potential. The property features a private setting and ample outdoor space. Ideal opportunity for buyers seeking value and the ability to update and personalize. Convenient access to I-65, Warrior, and surrounding areas.

Key facts

• Covered front porch
• Ample outdoor space
• Spacious lot

Tags

• SPACIOUS LOT
• PEACEFUL WOODED BACKDROP
• COVERED FRONT PORCH
• FUNCTIONAL LAYOUT
• PRIVATE SETTING
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 117 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 $681 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $28k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.52% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.47%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $162,470
• List price: $98,500
• Delta: -39.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Thomas Rd	0.22mi	4/2.0 (+1)	1,192 (-1%)	18mo	$150,000	$126	64

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $21,286
• Equity at exit: $14,687

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $66,412
• Equity at exit: $8,516

Cash invested: $27,580 (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 35180

• Home prices YoY: -11.3%
• Active inventory: 117
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $585

Break-even live

Break-even rent $752

Max offer price $98,500

Occupancy floor 56%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-05
   statusdays on market $98,500 Pending 83 DOM
2. 2026-06-03
   days on market $98,500 Active 82 DOM
3. 2026-06-02
   days on market $98,500 Active 81 DOM
4. 2026-06-01
   days on market $98,500 Active 80 DOM
5. 2026-05-31
   days on market $98,500 Active 79 DOM
6. 2026-05-01
   price $98,500 367-char remark

   Show marketing remark (367 chars)

   Situated on a spacious lot with a peaceful wooded backdrop, this single-level home offers a covered front porch and a functional layout with great potential. The property features a private setting and ample outdoor space. Ideal opportunity for buyers seeking value and the ability to update and personalize. Convenient access to I-65, Warrior, and surrounding areas.

7. 2026-04-14
   price $109,900 367-char remark

   Show marketing remark (367 chars)

   Situated on a spacious lot with a peaceful wooded backdrop, this single-level home offers a covered front porch and a functional layout with great potential. The property features a private setting and ample outdoor space. Ideal opportunity for buyers seeking value and the ability to update and personalize. Convenient access to I-65, Warrior, and surrounding areas.

8. 2026-03-11
   listed $127,000 Active 367-char remark

   Show marketing remark (367 chars)

   Situated on a spacious lot with a peaceful wooded backdrop, this single-level home offers a covered front porch and a functional layout with great potential. The property features a private setting and ample outdoor space. Ideal opportunity for buyers seeking value and the ability to update and personalize. Convenient access to I-65, Warrior, and surrounding areas.

9. 2020-08-31
   soldstatus $130,000 166-char remark

   Show marketing remark (166 chars)

   NEWLY REMODELED HOME WITH FRESH PAINT TOP TO BOTTOM THIS HOME ALSO OFFERS A LARGE OPEN FLOOR PLAN AND LAGRE BEDROOMS SITTING ON AN ACRE WITH LOTS OF ROOM TO ENTERTAIN

10. 2020-08-31
    soldstatus $130,000

    Show marketing remark (166 chars)

    NEWLY REMODELED HOME WITH FRESH PAINT TOP TO BOTTOM THIS HOME ALSO OFFERS A LARGE OPEN FLOOR PLAN AND LAGRE BEDROOMS SITTING ON AN ACRE WITH LOTS OF ROOM TO ENTERTAIN

11. 2020-07-16
    price $130,000
12. 2020-06-18
    soldstatus $67,500
13. 2020-06-07
    price $132,000
14. 2020-04-27
    price $135,500
15. 2020-04-10
    price $142,000
16. 2020-03-01
    listed $132,000 166-char remark

    Show marketing remark (166 chars)

    NEWLY REMODELED HOME WITH FRESH PAINT TOP TO BOTTOM THIS HOME ALSO OFFERS A LARGE OPEN FLOOR PLAN AND LAGRE BEDROOMS SITTING ON AN ACRE WITH LOTS OF ROOM TO ENTERTAIN

17. 2013-07-17
    soldstatus $65,000
18. 2012-12-20
    listed $69,800
19. 2007-01-07
    soldstatus $79,900
20. 2004-12-13
    soldstatus $45,878
21. 2003-07-31
    soldstatus $45,878

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $443 · $37/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,920
• − Mortgage interest: −$5,518
• − Property taxes: −$443
• − Insurance: −$492
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,865
• Taxable income: $5,735
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $5,647/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): 14,097

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 6%
• Common ancestry: Slovak 5% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -31.81%
• Current HPI: 250.1325
• 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

+114.7% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $98,500 Greater Alabama MLS
• 2026-04-14 Price Changed $109,900 Greater Alabama MLS
• 2026-03-11 Listed $127,000 Greater Alabama MLS
• 2020-08-31 Sold (Public Records) $130,000 Public Records
• 2020-08-31 Sold (MLS) $130,000 SAARMLS
• 2020-07-16 Price Changed $130,000 Greater Alabama MLS
• 2020-06-18 Sold (Public Records) $67,500 Public Records
• 2020-06-07 Price Changed $132,000 Greater Alabama MLS
• 2020-04-27 Price Changed $135,500 Greater Alabama MLS
• 2020-04-10 Price Changed $142,000 Greater Alabama MLS
• 2020-03-01 Listed $132,000 SAARMLS
• 2013-07-17 Sold (MLS) $65,000 Greater Alabama MLS
• 2012-12-20 Listed $69,800 Greater Alabama MLS
• 2007-01-07 Sold (Public Records) $79,900 Public Records
• 2004-12-13 Sold (Public Records) $45,878 Public Records
• 2003-07-31 Sold (Public Records) $45,878 Public Records

Property tax history

+6.3%/yr

Latest (2025): $443 · +9.5% YoY. Source: county tax records.