53 Summit Dr · Hayden, AL 35079

$209,900

4 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 28 Days on market

Built 2008 0.60 ac lot Est $220k · at est.

---

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 +14.1/30.0
• ARV discount +9.5/15.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOARING CEILINGS greet you in this wonderful, move-in ready home in Hayden. Large, light filled dining room and a terrific kitchen with stainless appliances! Popular split floor plan with three bedrooms, two full baths, central heat/air and a deck overlooking the oversized .6 acre lot!! Act now to make this one YOURS.

Key facts

• 0.6 acre lot
• Parking
• Built 2008

Property features AI

Finance

• Other: Approximately 0.6 acre lot; Located in Lost Mountain Estates subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; 1-car carport
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing single-family home; One main living level layout
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Porch; Covered deck; No pool; No patio; No garden view; Not waterfront

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in); Refrigerator; Electric stove; Some stainless appliances
• Bedrooms: Master bedroom (main level); Three additional bedrooms (main level)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; Den/family room; Breakfast room; In-law suite; Master bedroom with attached master bath; Pull-down attic; Has laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level (laundry closet)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $30 ($362/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 $160k (23.8% below list).
• Recommended offer: $160k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Cleveland Elementary School (math 23% / reading 47%, grade F, #291 of 627 statewide, top 47%, 513 students, 59% FRL).
• 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 121% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $210k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $160,045 (23.8% 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: 0.76% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $219,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Thomas Rd	0.57mi	3/2.0 (-1)	1,680 (+2%)	14mo	$225,000	$134	53

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-32,199
• Equity at exit: $31,297

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-26,005
• Equity at exit: $18,148

Cash invested: $58,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $30

Break-even live

Break-even rent $1,562

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $149	-5% $90	+0% $30	+5% $-29	+10% $-89
Rent	-10% $-96	-5% $-33	+0% $30	+5% $93	+10% $157
Rate	-1.0pp $136	-0.5pp $84	base $30	+0.5pp $-24	+1.0pp $-80

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $209,900 Active 28 DOM
2. 2026-06-18
   days on market $209,900 Active 25 DOM
3. 2026-06-17
   days on market $209,900 Active 24 DOM
4. 2026-06-16
   pricedays on market $209,900 Active 23 DOM
5. 2026-06-15
   days on market $224,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $224,900 Active 20 DOM
7. 2026-06-10
   days on market $234,900 Active 17 DOM
8. 2026-06-09
   days on market $234,900 Active 16 DOM
9. 2026-06-08
   days on market $234,900 Active 15 DOM
10. 2026-06-07
    days on market $234,900 Active 14 DOM
11. 2026-06-05
    days on market $234,900 Active 11 DOM
12. 2026-06-03
    days on market $234,900 Active 10 DOM
13. 2026-06-02
    days on market $234,900 Active 9 DOM
14. 2026-06-01
    pricedays on market $234,900 Active 8 DOM
15. 2026-05-31
    days on market $245,000 Active 7 DOM
16. 2026-05-16
    historical $245,000
17. 2017-05-04
    soldstatus $95,000
18. 2017-01-20
    soldstatus $60,000 319-char remark

    Show marketing remark (320 chars)

    SOARING CEILINGS GREET YOU IN THIS WONDERFUL, MOVE-IN READY HOME IN HAYDEN. LARGE, LIGHT FILLED DINING ROOM AND A TERRIFIC KITCHEN WITH STAINLESS APPLIANCES! POPULAR SPLIT FLOOR PLAN WITH THREE BEDROOMS, TWO FULL BATHS, CENTRAL HEAT/AIR AND A DECK OVERLOOKING THE OVERSIZED . 6 ACRE LOT!! ACT NOW TO MAKE THIS ONE YOURS.

19. 2017-01-20
    soldstatus $60,000 320-char remark

    Show marketing remark (320 chars)

    SOARING CEILINGS GREET YOU IN THIS WONDERFUL, MOVE-IN READY HOME IN HAYDEN. LARGE, LIGHT FILLED DINING ROOM AND A TERRIFIC KITCHEN WITH STAINLESS APPLIANCES! POPULAR SPLIT FLOOR PLAN WITH THREE BEDROOMS, TWO FULL BATHS, CENTRAL HEAT/AIR AND A DECK OVERLOOKING THE OVERSIZED . 6 ACRE LOT!! ACT NOW TO MAKE THIS ONE YOURS.

20. 2017-01-20
    soldstatus $60,000 Sold

    Show marketing remark (320 chars)

    SOARING CEILINGS GREET YOU IN THIS WONDERFUL, MOVE-IN READY HOME IN HAYDEN. LARGE, LIGHT FILLED DINING ROOM AND A TERRIFIC KITCHEN WITH STAINLESS APPLIANCES! POPULAR SPLIT FLOOR PLAN WITH THREE BEDROOMS, TWO FULL BATHS, CENTRAL HEAT/AIR AND A DECK OVERLOOKING THE OVERSIZED . 6 ACRE LOT!! ACT NOW TO MAKE THIS ONE YOURS.

21. 2017-01-18
    soldstatus $60,000
22. 2016-12-27
    historical
23. 2016-12-22
    status Pending
24. 2016-12-10
    status Active
25. 2016-12-09
    status Pending
26. 2016-12-07
    status Active
27. 2016-11-21
    historical
28. 2016-09-15
    status Pending
29. 2016-09-02
    status Active
30. 2016-08-31
    status Pending
31. 2016-08-30
    price $84,000
32. 2016-05-05
    listed $95,000 Active
33. 2016-04-28
    listed $84,000 319-char remark

    Show marketing remark (320 chars)

    SOARING CEILINGS GREET YOU IN THIS WONDERFUL, MOVE-IN READY HOME IN HAYDEN. LARGE, LIGHT FILLED DINING ROOM AND A TERRIFIC KITCHEN WITH STAINLESS APPLIANCES! POPULAR SPLIT FLOOR PLAN WITH THREE BEDROOMS, TWO FULL BATHS, CENTRAL HEAT/AIR AND A DECK OVERLOOKING THE OVERSIZED . 6 ACRE LOT!! ACT NOW TO MAKE THIS ONE YOURS.

34. 2016-04-28
    listed $84,000 320-char remark

    Show marketing remark (320 chars)

    SOARING CEILINGS GREET YOU IN THIS WONDERFUL, MOVE-IN READY HOME IN HAYDEN. LARGE, LIGHT FILLED DINING ROOM AND A TERRIFIC KITCHEN WITH STAINLESS APPLIANCES! POPULAR SPLIT FLOOR PLAN WITH THREE BEDROOMS, TWO FULL BATHS, CENTRAL HEAT/AIR AND A DECK OVERLOOKING THE OVERSIZED . 6 ACRE LOT!! ACT NOW TO MAKE THIS ONE YOURS.

35. 2008-06-13
    soldstatus $108,000

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$309/yr (+$26/mo · 56.0%)

ⓘ 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 6/10 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,205
• − Mortgage interest: −$11,758
• − Property taxes: −$552
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,106
• Taxable loss: −$3,333
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,162/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

+126.9% since first listed

20 events — show timeline

• 2026-05-16 Coming Soon $245,000 Greater Alabama MLS
• 2017-05-04 Sold (Public Records) $95,000 Public Records
• 2017-01-20 Sold (MLS) $60,000 Greater Alabama MLS
• 2017-01-20 Sold (MLS) $60,000 SAARMLS
• 2017-01-20 Sold (MLS) $60,000 VMLS
• 2017-01-18 Sold (Public Records) $60,000 Public Records
• 2016-12-27 Delisted — Greater Alabama MLS
• 2016-12-22 Pending — Greater Alabama MLS
• 2016-12-10 Relisted — Greater Alabama MLS
• 2016-12-09 Pending — Greater Alabama MLS
• 2016-12-07 Relisted — Greater Alabama MLS
• 2016-11-21 Delisted — Greater Alabama MLS
• 2016-09-15 Pending — Greater Alabama MLS
• 2016-09-02 Relisted — Greater Alabama MLS
• 2016-08-31 Pending — Greater Alabama MLS
• 2016-08-30 Price Changed $84,000 Greater Alabama MLS
• 2016-05-05 Listed $95,000 Greater Alabama MLS
• 2016-04-28 Listed $84,000 SAARMLS
• 2016-04-28 Listed $84,000 VMLS
• 2008-06-13 Sold (Public Records) $108,000 Public Records

Property tax history

+7.3%/yr

Latest (2024): $552 · +15.7% YoY. Source: county tax records.