240 Burns Rd · Hayden, AL 35180

$159,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 132 Days on market

Built 1980 3.10 ac lot $138/sqft · 25% below area Est $212k · 25% under ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• 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 MLS

Beautifully renovated home offering a fresh, modern feel throughout. This property features a bright and inviting layout with updated flooring, neutral paint tones, and abundant natural light. The kitchen has been thoughtfully refreshed with new appliances, clean cabinetry, and generous counter space, creating a functional and welcoming area for daily living. Living areas feel open and comfortable, providing flexibility for entertaining or relaxing at home. The exterior offers classic curb appeal with a front porch and a peaceful setting. A great opportunity to own a move-in-ready home with recent improvements already completed. Schedule your showings now! This is a Fannie Mae property.

Key facts

• Clean cabinetry
• Renovated home
• Front porch

Tags

• RENOVATED HOME
• UPDATED FLOORING
• NEW APPLIANCES
• CLEAN CABINETRY
• GENEROUS COUNTER SPACE
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/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 (1.3% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: schools D+, amenities F, commute 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.
• Market conditions: 117 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

• It's been on market 132 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $212,415
• List price: $159,000
• Delta: -25.15%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Briarfield Rd	0.51mi	3/2.0 (+1)	1,260 (+9%)	7mo	$209,900	$167	46
182 Skyline Dr	0.34mi	3/2.0 (+1)	1,260 (+9%)	23mo	$199,900	$159	40
201 Briarfield Rd	0.51mi	3/2.0 (+1)	1,263 (+10%)	18mo	$223,200	$177	36
44 Blue Ridge Trl	0.62mi	3/2.0 (+1)	1,232 (+7%)	22mo	$192,000	$156	32

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,164
• Equity at exit: $23,707

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,652
• Equity at exit: $13,747

Cash invested: $44,520 (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: 117
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $309

Break-even live

Break-even rent $1,179

Max offer price $159,000

Occupancy floor 75%

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: $39,750
• Closing costs: $4,770
• 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	2d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   price $159,000 Active 132 DOM
2. 2026-06-18
   days on market $169,900 Active 132 DOM
3. 2026-06-17
   status $169,900 Active 131 DOM
4. 2026-06-17
   days on market $169,900 Contingent 131 DOM
5. 2026-06-16
   days on market $169,900 Contingent 130 DOM
6. 2026-06-15
   days on market $169,900 Contingent 129 DOM
7. 2026-06-13
   days on market $169,900 Contingent 127 DOM
8. 2026-06-10
   days on market $169,900 Contingent 124 DOM
9. 2026-06-09
   days on market $169,900 Contingent 123 DOM
10. 2026-06-08
    days on market $169,900 Contingent 122 DOM
11. 2026-06-07
    days on market $169,900 Contingent 121 DOM
12. 2026-06-05
    days on market $169,900 Contingent 118 DOM
13. 2026-06-03
    statusdays on market $169,900 Contingent 117 DOM
14. 2026-06-02
    days on market $169,900 Active 116 DOM
15. 2026-06-01
    days on market $169,900 Active 115 DOM
16. 2026-05-31
    days on market $169,900 Active 114 DOM
17. 2026-05-19
    price $169,900 695-char remark

    Show marketing remark (695 chars)

    Beautifully renovated home offering a fresh, modern feel throughout. This property features a bright and inviting layout with updated flooring, neutral paint tones, and abundant natural light. The kitchen has been thoughtfully refreshed with new appliances, clean cabinetry, and generous counter space, creating a functional and welcoming area for daily living. Living areas feel open and comfortable, providing flexibility for entertaining or relaxing at home. The exterior offers classic curb appeal with a front porch and a peaceful setting. A great opportunity to own a move-in-ready home with recent improvements already completed. Schedule your showings now! This is a Fannie Mae property.

18. 2026-04-02
    price $184,900 695-char remark

    Show marketing remark (695 chars)

    Beautifully renovated home offering a fresh, modern feel throughout. This property features a bright and inviting layout with updated flooring, neutral paint tones, and abundant natural light. The kitchen has been thoughtfully refreshed with new appliances, clean cabinetry, and generous counter space, creating a functional and welcoming area for daily living. Living areas feel open and comfortable, providing flexibility for entertaining or relaxing at home. The exterior offers classic curb appeal with a front porch and a peaceful setting. A great opportunity to own a move-in-ready home with recent improvements already completed. Schedule your showings now! This is a Fannie Mae property.

19. 2026-03-03
    price $199,900 695-char remark

    Show marketing remark (695 chars)

    Beautifully renovated home offering a fresh, modern feel throughout. This property features a bright and inviting layout with updated flooring, neutral paint tones, and abundant natural light. The kitchen has been thoughtfully refreshed with new appliances, clean cabinetry, and generous counter space, creating a functional and welcoming area for daily living. Living areas feel open and comfortable, providing flexibility for entertaining or relaxing at home. The exterior offers classic curb appeal with a front porch and a peaceful setting. A great opportunity to own a move-in-ready home with recent improvements already completed. Schedule your showings now! This is a Fannie Mae property.

20. 2026-02-06
    listed $209,900 Active 695-char remark

    Show marketing remark (695 chars)

    Beautifully renovated home offering a fresh, modern feel throughout. This property features a bright and inviting layout with updated flooring, neutral paint tones, and abundant natural light. The kitchen has been thoughtfully refreshed with new appliances, clean cabinetry, and generous counter space, creating a functional and welcoming area for daily living. Living areas feel open and comfortable, providing flexibility for entertaining or relaxing at home. The exterior offers classic curb appeal with a front porch and a peaceful setting. A great opportunity to own a move-in-ready home with recent improvements already completed. Schedule your showings now! This is a Fannie Mae property.

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$277/yr (+$23/mo · 73.9%)

ⓘ 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 6 d/yr ≥105°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: −$8,906
• − Property taxes: −$375
• − Insurance: −$795
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,625
• Taxable income: $1,124
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,438/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

-19.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $169,900 Greater Alabama MLS
• 2026-04-02 Price Changed $184,900 Greater Alabama MLS
• 2026-03-03 Price Changed $199,900 Greater Alabama MLS
• 2026-02-06 Listed $209,900 Greater Alabama MLS

Property tax history

+4.0%/yr

Latest (2025): $375 · -14.1% YoY. Source: county tax records.