3513 Hideaway Dr · Guntersville, AL 35976

$199,900

3 bd · 1.0 ba · 1,663 sqft · SingleFamily · 95 Days on market

Built 1948 Good condition $120/sqft · 42% below area Est $342k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated 3 bedroom, 1 bath home ready for its next owner, conveniently located near the boat launch, this property offers easy access to outdoor recreation while providing low-maintenance living. A great opportunity for first-time homebuyers or investors looking for a move-in ready home with strong potential.

Key facts

• Boat launch
• Recently renovated
• Move in ready

Tags

• RECENTLY RENOVATED
• BOAT LAUNCH
• LOW MAINTENANCE LIVING
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.4% below list).
• Recommended offer: $165k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.1% in Guntersville — 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 59/100 on livability (#323 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D.
• Guntersville City (town): math 27% / reading 53% proficiency, ranked #28 of 129 in AL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 467 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,106 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $342,208
• List price: $199,900
• Delta: -41.59%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-41,472
• Equity at exit: $29,806

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-47,621
• Equity at exit: $17,284

Cash invested: $55,972 (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 35976

• Home prices YoY: -25.1%
• Active inventory: 467
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-144

Break-even live

Break-even rent $1,833

Max offer price $179,123

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $199,900 Active 95 DOM
2. 2026-06-18
   days on market $199,900 Active 94 DOM
3. 2026-06-17
   days on market $199,900 Active 93 DOM
4. 2026-06-16
   days on market $199,900 Active 92 DOM
5. 2026-06-15
   days on market $199,900 Active 91 DOM
6. 2026-06-14
   days on market $199,900 Active 89 DOM
7. 2026-06-12
   days on market $199,900 Active 88 DOM
8. 2026-06-09
   days on market $199,900 Active 85 DOM
9. 2026-06-08
   days on market $199,900 Active 84 DOM
10. 2026-06-07
    days on market $199,900 Active 83 DOM
11. 2026-06-04
    days on market $199,900 Active 79 DOM
12. 2026-06-02
    days on market $199,900 Active 78 DOM
13. 2026-06-01
    days on market $199,900 Active 77 DOM
14. 2026-05-31
    days on market $199,900 Active 76 DOM
15. 2026-05-31
    days on market $199,900 Active 75 DOM
16. 2026-03-16
    listed $217,500 Active 320-char remark

    Show marketing remark (320 chars)

    Recently renovated 3 bedroom, 1 bath home ready for its next owner, conveniently located near the boat launch, this property offers easy access to outdoor recreation while providing low-maintenance living. A great opportunity for first-time homebuyers or investors looking for a move-in ready home with strong potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,813
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,815
• Taxable loss: −$5,166
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $-483/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This recently renovated home is in good condition and ready for its next owner. It offers a move-in ready living space with low-maintenance living and easy access to outdoor recreation.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls and ceilings — Painting will enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and renters, as it will add value and functionality to the space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls and ceilings — Painting will enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers and renters, as it will add value and functionality to the space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Guntersville City
• NCES district ID: 0101690
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $39,203
• Composite: 33.36/100
• National rank: #5482
• State rank: #28 of 129 in AL

Livability — Guntersville

• Score: 59/100
• State rank: #323
• US rank: #19857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guntersville, AL
• City population: 16,604
• Population (ZIP): 16,604

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.75%
• Current HPI: 223.0157
• 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

1 event — show timeline

• 2026-03-16 Listed $217,500 VMLS