1058 Hidden Forest Dr · Montevallo, AL 35115

$354,900

4 bd · 2.0 ba · 2,680 sqft · SingleFamily public records · 51 Days on market

Built 2008 0.30 ac lot $132/sqft · 5% above area Est $337k · 5% over $21/mo HOA · 1% of rent

---

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 +14.5/30.0
• ARV discount +5.2/15.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This BEAUTIFULLY maintained, one-owner, one-level all brick home! This low maintenance home offers an INVITING open-concept living space perfect for entertaining & daily living. The kitchen is a DREAM with cabinets extending to the ceiling, maximizing style & storage, plus a large pantry & dedicated coffee bar area. Enjoy COZY evenings by the electric fireplace that features a blower & new remote. The SPACIOUS primary suite offers room for a seating area & features two closets. Step outside to the extended 30-foot concrete patio, PERFECT for gatherings, grilling, or relaxing. The neighborhood is walkable, giving you a chance to make new friends! This lovingly c

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Garbage fee listed as $32 monthly
• Financial info: Has down payment assistance
• HOA & community: Association fee of $250 yearly covering common grounds maintenance, management fee, and utilities for common areas; Monthly garbage fee

Exterior

• Parking: Attached garage with side entry; Driveway parking; Two garage spaces (main level)
• Security: Security system
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available
• Home design: Four-side brick construction; Slab foundation; Existing/year built (no additional year detail provided); Single-entry level layout (rooms listed on main level)
• Construction: 4-side brick exterior; Slab foundation
• Exterior features: Fenced yard; Open patio and porch; Subdivision setting; Paved public road access; Sidewalks, street lights, and fishing nearby

Interior

• Kitchen: Breakfast bar and island; Eating area and pantry; Built-in microwave, refrigerator, dishwasher, garbage disposal; Electric oven and stove; self-cleaning oven; Some stainless appliances; Laminate countertops
• Bedrooms: Master bedroom (main level) with sitting area and walk-in closets; Additional bedrooms (all on main level); Split bedroom layout
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central heating and cooling; Electric heat and heat pump
• Interior features: 9-foot+ ceilings with cathedral/vaulted areas, crown molding and smooth finishes; French doors; Security system; Electric fireplace in the living room with marble surround and blower fan; Window treatments (some to remain); Attic with pull-down access
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $75 ($903/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 $283k (20.3% below list).
• Recommended offer: $283k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 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 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $11k 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 51 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $282,791 (20.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $337,484
• List price: $354,900
• Delta: 5.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3017 Hidden Forest Cv	0.10mi	4/2.0	2,753 (+3%)	8mo	$350,000	$127	84
1049 Hidden Forest Dr	0.06mi	4/3.0	3,013 (+12%)	4mo	$373,500	$124	69
3012 Hidden Forest Cv	0.09mi	4/3.0	3,008 (+12%)	3mo	$355,000	$118	69
3032 Hidden Forest Cv	0.06mi	4/3.0	3,000 (+12%)	20mo	$350,000	$117	57
1009 Hidden Forest Dr	0.23mi	4/3.0	2,351 (-12%)	16mo	$359,000	$153	52
356 Shelby Farms Ln	0.59mi	4/2.5	2,410 (-10%)	3mo	$360,700	$150	51
179 Hidden Trace Ct	0.23mi	4/2.5	2,336 (-13%)	20mo	$280,000	$120	49
384 Union Loop	0.49mi	4/3.0	2,300 (-14%)	4mo	$360,900	$157	47
912 Shelby Farms Cir	0.69mi	4/2.5	2,309 (-14%)	2mo	$454,900	$197	41
708 Shelby Farms Pl	0.67mi	5/3.0 (+1)	2,582 (-4%)	15mo	$457,000	$177	41
600 Shelby Farms Pl	0.71mi	4/3.0	2,528 (-6%)	18mo	$389,500	$154	38
605 Shelby Farms Pl	0.70mi	4/3.0	2,311 (-14%)	5mo	$345,000	$149	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-52,852
• Equity at exit: $52,917

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-40,409
• Equity at exit: $30,685

Cash invested: $99,372 (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: 112
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,828 medium
• Mortgage (P&I): −$1,861
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$148
• HOA: −$21
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $75

Break-even live

Break-even rent $2,733

Max offer price $354,900

Occupancy floor 92%

Sensitivity live

Price	-10% $276	-5% $176	+0% $75	+5% $-25	+10% $-126
Rent	-10% $-148	-5% $-36	+0% $75	+5% $187	+10% $299
Rate	-1.0pp $254	-0.5pp $166	base $75	+0.5pp $-17	+1.0pp $-110

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Eddings Ln Alabaster, AL	5.0	2.0	1861	$2,000	$1.07	11d	1	0.26mi
225 Hillcrest Dr Montevallo, AL	3.0	2.0	2050	$4,200	$2.05	3d	1	0.29mi
167 Revolutionary Way Montevallo, AL	4.0	2.0	2030	$2,100	$1.03	4d	1	0.41mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-21
   statusdays on market $354,900 Contingent 51 DOM
2. 2026-06-18
   days on market $354,900 Active 48 DOM
3. 2026-06-17
   days on market $354,900 Active 47 DOM
4. 2026-06-16
   days on market $354,900 Active 46 DOM
5. 2026-06-15
   days on market $354,900 Active 45 DOM
6. 2026-06-13
   days on market $354,900 Active 43 DOM
7. 2026-06-13
   days on market $354,900 Active 42 DOM
8. 2026-06-10
   days on market $354,900 Active 40 DOM
9. 2026-06-09
   days on market $354,900 Active 39 DOM
10. 2026-06-08
    days on market $354,900 Active 38 DOM
11. 2026-06-07
    days on market $354,900 Active 37 DOM
12. 2026-06-05
    days on market $354,900 Active 34 DOM
13. 2026-06-03
    days on market $354,900 Active 33 DOM
14. 2026-06-02
    days on market $354,900 Active 32 DOM
15. 2026-06-01
    days on market $354,900 Active 31 DOM
16. 2026-05-31
    days on market $354,900 Active 30 DOM
17. 2026-05-01
    listed $354,900 Active 1035-char remark
18. 2026-04-27
    historical $354,900 1035-char remark

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 56% 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: $33,935
• − Mortgage interest: −$19,880
• − Property taxes: −$1,545
• − Insurance: −$1,774
• − Repairs & maintenance: −$2,715
• − Management: −$2,715
• − HOA: −$252
• − Depreciation: −$10,324
• Taxable loss: −$5,271
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $2,168/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

2 events — show timeline

• 2026-05-01 Listed $354,900 Greater Alabama MLS
• 2026-04-27 Coming Soon $354,900 Greater Alabama MLS

Property tax history

+3.8%/yr

Latest (2025): $1,545 · -2.4% YoY. Source: county tax records.