191 Shady Hill Rd · Hayden, AL 35180

$174,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 3 Days on market

Built 2000 3.00 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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

This 2000 model 3 bedroom, 2 full bath home, well-maintained and situated on 3.00 +/- acres, offers a serene and private living experience. The property boasts flat land, providing ample space for various outdoor activities. A carport and a deck off the back further enhance the home's appeal, offering practical amenities and additional areas for relaxation. One of the significant advantages of this property is its zoning for Hayden schools. The home itself features a large living room and a spacious master suite, contributing to a comfortable living environment. The property's total privacy ensures a tranquil setting. With its combination of a well-kept home, expansive land, and desirable s

Key facts

• Total privacy
• Carport
• Deck

Tags

• CARPORT
• DECK
• ZONING FOR HAYDEN SCHOOLS
• TOTAL PRIVACY

Property features AI

Finance

• Financial info: Garbage fee billed quarterly ($65)

Exterior

• Parking: Detached parking; Driveway parking; Circular drive; One carport space
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Vinyl siding; Crawl space foundation; Not waterfront; No pool; No patio
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Porch; Open deck; Storage building; Some trees on the property; Acreage lot

Interior

• Kitchen: Laminate countertops; Cooktop (electric), built-in dishwasher, electric oven, electric stove, refrigerator
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Walk-in closets in bedroom(s)
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; Separate vanities and linen closet; Additional full bath with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); Living area listed as 1,568 (per tax report); Main living level layout includes living room, dining room, kitchen, master bedroom with master bath, two additional bedrooms, a full bath, and laundry
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $32 ($379/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 $157k (10.2% below list).
• Recommended offer: $157k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% 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 Middle School (math 28% / reading 51%, grade F, #61 of 257 statewide, top 24%, 550 students, 44% 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: 119 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,000 (10.2% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-26,305
• Equity at exit: $26,078

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-20,217
• Equity at exit: $15,122

Cash invested: $48,972 (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 35180

• Home prices YoY: -11.3%
• Active inventory: 119
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $32

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $92	+0% $32	+5% $-29	+10% $-89
Rent	-10% $-92	-5% $-30	+0% $32	+5% $94	+10% $156
Rate	-1.0pp $120	-0.5pp $76	base $32	+0.5pp $-14	+1.0pp $-60

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Hidden Meadows Dr Hayden, AL	3.0	2.0	1107	$1,570	$1.42	3d	1	1.30mi

Listing history 3 events

1. 2026-06-21
   days on market $174,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $174,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,840
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,088
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $993/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

1 event — show timeline

• 2026-06-18 Listed $174,900 Greater Alabama MLS