321 Hidden Ct · Montevallo, AL 35115

$265,000

4 bd · 2.0 ba · 1,868 sqft · SingleFamily public records · 34 Days on market

Built 2021 0.31 ac lot Est $282k · 6% under $20/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 +13.8/30.0
• ARV discount +10.2/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one story home is MOVE IN READY!! Perfectly placed just minutes from I-65, Montevallo, Alabaster, Calera, and Veterans Park, this location is CONVENIENT and PEACEFUL! ENJOY low maintenance living with your BRAND NEW stove/oven and BRAND NEW dishwasher. The open living space and island give you PLENTY of room to entertain. The large primary bedroom suite will bring you RELAXATION and JOY! Pets and kids can enjoy the flat, fenced yard while friends and family will enjoy the fire pit. All BRAND NEW LVP flooring, carpet, and FRESH PAINT throughout will bring PEACE and COMFORT. There is plenty of room for kids, guests, or an office in the 3 additional bedrooms in the front of the home. With

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 2021

Property features AI

Finance

• Other: Property access via paved public road; Lot size approx. 0.31 acres; Community amenities nearby include fishing, pond, sidewalks, and street lights
• HOA & community: Annual association fee ($238/year); fees cover management, reserves for improvements, and utilities for common areas; Monthly garbage fee ($30/month)

Exterior

• Parking: Attached garage with front entry; 2 garage spaces (main level); Driveway parking; Parking on main level
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet available (AT&T / Charter)
• Home design: Single-family property (existing construction); Subdivision lot (Hidden Forest); Not waterfront; No pool
• Construction: One-side brick and vinyl siding exterior; Slab foundation
• Exterior features: Fenced yard; Open patio; Garden/patio

Interior

• Kitchen: Eating area with island and pantry; Laminate countertops; Built-in dishwasher; Garbage disposal; Built-in microwave; Electric oven; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level (total 4 bedrooms listed)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with separate shower and garden tub; Tub/shower combo; Linen closet
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 9-foot-plus smooth ceilings; Recessed lighting
• Laundry & utility: Main-level laundry room; Washer hookup; 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 $265k.

Deal economics

• At list price, monthly cash flow is $24 ($284/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 $209k (21.1% below list).
• Recommended offer: $209k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 $8k 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 34 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $208,956 (21.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $282,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Hidden Ct	0.00mi	4/2.0	1,868 (0%)	1mo	$270,000	$145	99
220 Hillcrest Dr	0.27mi	4/2.0	1,919 (+3%)	1mo	$290,000	$151	82
29 Monte Tierra Trl	0.30mi	4/2.5	1,904 (+2%)	8mo	$219,900	$115	74
30 Monte Tierra Trl	0.32mi	4/2.0	1,752 (-6%)	2mo	$209,900	$120	73
201 Makena Way	0.68mi	4/2.0	1,911 (+2%)	5mo	$310,000	$162	61
301 Vincent St	0.72mi	4/2.0	1,919 (+3%)	8mo	$295,000	$154	55
157 Hillcrest Dr	0.39mi	3/2.0 (-1)	1,664 (-11%)	6mo	$211,000	$127	54
2013 Hidden Forest Ln	0.43mi	3/2.0 (-1)	1,638 (-12%)	2mo	$265,000	$162	52
612 Park Forest Ln	0.58mi	3/2.5 (-1)	1,952 (+4%)	8mo	$330,000	$169	52
328 Vincent St	0.63mi	3/2.0 (-1)	2,034 (+9%)	1mo	$292,000	$144	50
509 Shelby Farms Way	0.69mi	3/2.0 (-1)	1,770 (-5%)	10mo	$339,900	$192	46
118 Forest Pkwy	0.66mi	3/2.0 (-1)	1,600 (-14%)	5mo	$150,000	$94	36

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-41,529
• Equity at exit: $39,512

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-34,605
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$110
• HOA: −$20
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $24

Break-even live

Break-even rent $2,060

Max offer price $265,000

Occupancy floor 94%

Sensitivity live

Price	-10% $174	-5% $99	+0% $24	+5% $-51	+10% $-126
Rent	-10% $-141	-5% $-59	+0% $24	+5% $106	+10% $189
Rate	-1.0pp $157	-0.5pp $91	base $24	+0.5pp $-45	+1.0pp $-115

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Hidden Ct Montevallo, AL	4.0	2.0	1726	$1,850	$1.07	3d	1	0.04mi
133 Hidden Trace Ct Montevallo, AL	3.0	2.0	1425	$1,670	$1.17	12d	1	0.14mi
281 Hillcrest Dr Montevallo, AL	3.0	2.0	1513	$1,820	$1.20	45d	1	0.15mi
21 Eddings Ln Alabaster, AL	5.0	2.0	1861	$2,000	$1.07	12d	1	0.17mi
225 Hillcrest Dr Montevallo, AL	3.0	2.0	2050	$4,200	$2.05	3d	1	0.28mi
167 Revolutionary Way Montevallo, AL	4.0	2.0	2030	$2,100	$1.03	4d	1	0.62mi
109 Star View Cir Alabaster, AL	3.0	2.0	1601	$1,675	$1.05	25d	1	1.06mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 3 events

1. 2026-04-28
   historical Contingent
2. 2026-04-24
   listed $265,000 Active
3. 2026-04-20
   historical $265,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $25,075
• − Mortgage interest: −$14,844
• − Property taxes: −$1,284
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$240
• − Depreciation: −$7,709
• Taxable loss: −$4,339
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,325/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

+0.0% since first listed

3 events — show timeline

• 2026-04-28 Contingent — Greater Alabama MLS
• 2026-04-24 Listed $265,000 Greater Alabama MLS
• 2026-04-20 Coming Soon $265,000 Greater Alabama MLS

Property tax history

+6.1%/yr

Latest (2025): $1,284 · +1.3% YoY. Source: county tax records.