205 Forest View Cir · Hayden, AL 35079

$83,000

4 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 9 Days on market

Built 2005 1.20 ac lot $48/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

Key facts

• 1.2 acre lot
• Built 2005
• Listed 9 days

Property features AI

Finance

• Other: Subdivision: Forest View
• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Existing single-family home; Single-story living areas (rooms listed at main level)
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Open deck; No pool; No patio; Not waterfront; Lot approximately 1.2 acres; No notable lot view

Interior

• Kitchen: Dishwasher (built-in); Built-in microwave; Electric oven; Refrigerator
• Bedrooms: Master bedroom (main level); Three additional bedrooms (main level)
• Flooring: Tile
• Bathrooms: Two full bathrooms; Garden tub; Separate shower; Tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Tile floors; Solid surface kitchen countertops; Pull-down attic; Has laundry room
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Cap rate 17.6% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Hayden Primary School (566 students, 50% FRL); Hayden High School (math 17% / reading 42%, grade F, #70 of 305 statewide, top 27%, 812 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 51 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 $574 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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: 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 $83,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (median comp): $178,332
• List price: $83,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.56×
• Total profit: $36,239
• Equity at exit: $12,376

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $95,460
• Equity at exit: $7,176

Cash invested: $23,240 (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: 51
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$19 /mo · $223/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $781

Break-even live

Break-even rent $618

Max offer price $83,000

Occupancy floor 46%

Sensitivity live

Price	-10% $828	-5% $804	+0% $781	+5% $757	+10% $734
Rent	-10% $654	-5% $717	+0% $781	+5% $844	+10% $907
Rate	-1.0pp $822	-0.5pp $802	base $781	+0.5pp $759	+1.0pp $737

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-15
   status Pending 588-char remark
2. 2026-05-06
   listed $83,000 Active 588-char remark
3. 2024-07-18
   soldstatus $167,500
4. 2024-07-09
   soldstatus $167,500 Sold 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

5. 2024-06-19
   status Pending 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

6. 2024-05-29
   historical Contingent 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

7. 2024-04-23
   price $168,900 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

8. 2024-04-14
   listed $174,900 Active 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

9. 2024-04-11
   historical $174,900 761-char remark

   Show marketing remark (761 chars)

   This is it! Wait till you see all this home has to offer. Partially open concept with a HUGE Kitchen with an Island. Separate Dining Room that could serve also as a flex type room that can be open or closed with unique plantation blinds that can provide privacy or openness when needed. Split Bedrooms with a shared full bathroom and a Spacious Master Suite that will be your private sanctuary. Master Bath has 2 sinks, Separate Shower, Garden Tub and an Amazing Walk In Closet. Level 1.2 Acre Lot with great front and back yard and fenced in area. Large front and back decks and a Laundry Room to die for. This home has it all, you don't want to miss this opportunity to own this beautiful home and start making memories. TRANSACTION BROKERS TO RECEIVE 1% ONLY

10. 2022-08-02
    soldstatus $131,500
11. 2022-07-29
    soldstatus $131,500 Sold

    Show marketing remark (196 chars)

    Newly remodeled 3 bed 2 bath manufactured home. Completely updated with all new appliances, and a brand new hvac unit. Large flat yard. Schedule your showing today. Agent is related to the seller.

12. 2022-06-16
    status Pending

    Show marketing remark (196 chars)

    Newly remodeled 3 bed 2 bath manufactured home. Completely updated with all new appliances, and a brand new hvac unit. Large flat yard. Schedule your showing today. Agent is related to the seller.

13. 2022-06-09
    listed $119,900 Active

    Show marketing remark (196 chars)

    Newly remodeled 3 bed 2 bath manufactured home. Completely updated with all new appliances, and a brand new hvac unit. Large flat yard. Schedule your showing today. Agent is related to the seller.

14. 2006-11-29
    soldstatus $12,500
15. 2001-02-26
    soldstatus $12,500

ⓘ 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: $223 · $19/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$118/yr (+$10/mo · 52.7%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,276
• − Mortgage interest: −$4,649
• − Property taxes: −$223
• − Insurance: −$415
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$2,415
• Taxable income: $8,490
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $7,330/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

+564.0% since first listed

15 events — show timeline

• 2026-05-15 Pending — Greater Alabama MLS
• 2026-05-06 Listed $83,000 Greater Alabama MLS
• 2024-07-18 Sold (Public Records) $167,500 Public Records
• 2024-07-09 Sold (MLS) $167,500 Greater Alabama MLS
• 2024-06-19 Pending — Greater Alabama MLS
• 2024-05-29 Contingent — Greater Alabama MLS
• 2024-04-23 Price Changed $168,900 Greater Alabama MLS
• 2024-04-14 Listed $174,900 Greater Alabama MLS
• 2024-04-11 Coming Soon $174,900 Greater Alabama MLS
• 2022-08-02 Sold (Public Records) $131,500 Public Records
• 2022-07-29 Sold (MLS) $131,500 Greater Alabama MLS
• 2022-06-16 Pending — Greater Alabama MLS
• 2022-06-09 Listed $119,900 Greater Alabama MLS
• 2006-11-29 Sold (Public Records) $12,500 Public Records
• 2001-02-26 Sold (Public Records) $12,500 Public Records

Property tax history

-2.2%/yr

Latest (2025): $223 · +3.0% YoY. Source: county tax records.