120 Valley View Dr · Hayden, AL 35079

$65,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 11 Days on market

Built 1995 0.49 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

You will love this GORGEOUS manufactured home located in private and charming area of Pine Mountain ! Tucked away on 3.00 acres, this gem offers all the upgrades: Fresh paint, New Flooring throughout the whole home, Front and rear decks, New roof, New 3.5 Ton central HVAC, Metal underpinning, and so much more! This home offers SPACIOUS KITCHEN with stainless steel appliances opened to a living area with FIREPLACE and unbelievable natural light. Beautiful master bedroom featuring a master bath with separate tub and shower, large double vanity and HUGE WALK-IN Closet. Other two bedrooms have plenty of space with walk-in closets as well! Storage building to remain. Enjoy the outdoors with privacy on either front or rear decks. MOVE-IN READY! Make an appointment today.

Key facts

• 0.49 acre lot
• Built 1995
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 22.0% 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: Hayden Primary School (566 students, 50% 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: 54 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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. 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.
4. 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.
5. 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: 2.40% ✓
• Cap rate: 22.01%
• Cash-on-cash: 56.13%
• DSCR: 3.50
• GRM: 3.5

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: 54.5%
• Equity multiple: 3.40×
• Total profit: $43,669
• Equity at exit: $9,692

10-year hold

• IRR: 59.6%
• Equity multiple: 6.92×
• Total profit: $107,772
• Equity at exit: $5,620

Cash invested: $18,200 (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: 54
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $171/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $851

Break-even live

Break-even rent $484

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $888	-5% $870	+0% $851	+5% $833	+10% $815
Rent	-10% $728	-5% $790	+0% $851	+5% $913	+10% $975
Rate	-1.0pp $884	-0.5pp $868	base $851	+0.5pp $834	+1.0pp $817

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-10-31
   status Pending
2. 2025-10-21
   historical Contingent
3. 2025-10-20
   listed $65,000 Active
4. 2022-10-24
   soldstatus $143,500
5. 2022-10-15
   soldstatus $143,500 Sold 775-char remark

   Show marketing remark (775 chars)

   You will love this GORGEOUS manufactured home located in private and charming area of Pine Mountain ! Tucked away on 3.00 acres, this gem offers all the upgrades: Fresh paint, New Flooring throughout the whole home, Front and rear decks, New roof, New 3.5 Ton central HVAC, Metal underpinning, and so much more! This home offers SPACIOUS KITCHEN with stainless steel appliances opened to a living area with FIREPLACE and unbelievable natural light. Beautiful master bedroom featuring a master bath with separate tub and shower, large double vanity and HUGE WALK-IN Closet. Other two bedrooms have plenty of space with walk-in closets as well! Storage building to remain. Enjoy the outdoors with privacy on either front or rear decks. MOVE-IN READY! Make an appointment today.

6. 2022-09-01
   historical Contingent 775-char remark

   Show marketing remark (775 chars)

   You will love this GORGEOUS manufactured home located in private and charming area of Pine Mountain ! Tucked away on 3.00 acres, this gem offers all the upgrades: Fresh paint, New Flooring throughout the whole home, Front and rear decks, New roof, New 3.5 Ton central HVAC, Metal underpinning, and so much more! This home offers SPACIOUS KITCHEN with stainless steel appliances opened to a living area with FIREPLACE and unbelievable natural light. Beautiful master bedroom featuring a master bath with separate tub and shower, large double vanity and HUGE WALK-IN Closet. Other two bedrooms have plenty of space with walk-in closets as well! Storage building to remain. Enjoy the outdoors with privacy on either front or rear decks. MOVE-IN READY! Make an appointment today.

7. 2022-08-30
   listed $147,500 Active 775-char remark

   Show marketing remark (775 chars)

   You will love this GORGEOUS manufactured home located in private and charming area of Pine Mountain ! Tucked away on 3.00 acres, this gem offers all the upgrades: Fresh paint, New Flooring throughout the whole home, Front and rear decks, New roof, New 3.5 Ton central HVAC, Metal underpinning, and so much more! This home offers SPACIOUS KITCHEN with stainless steel appliances opened to a living area with FIREPLACE and unbelievable natural light. Beautiful master bedroom featuring a master bath with separate tub and shower, large double vanity and HUGE WALK-IN Closet. Other two bedrooms have plenty of space with walk-in closets as well! Storage building to remain. Enjoy the outdoors with privacy on either front or rear decks. MOVE-IN READY! Make an appointment today.

8. 2022-08-22
   historical $147,500 775-char remark

   Show marketing remark (775 chars)

   You will love this GORGEOUS manufactured home located in private and charming area of Pine Mountain ! Tucked away on 3.00 acres, this gem offers all the upgrades: Fresh paint, New Flooring throughout the whole home, Front and rear decks, New roof, New 3.5 Ton central HVAC, Metal underpinning, and so much more! This home offers SPACIOUS KITCHEN with stainless steel appliances opened to a living area with FIREPLACE and unbelievable natural light. Beautiful master bedroom featuring a master bath with separate tub and shower, large double vanity and HUGE WALK-IN Closet. Other two bedrooms have plenty of space with walk-in closets as well! Storage building to remain. Enjoy the outdoors with privacy on either front or rear decks. MOVE-IN READY! Make an appointment today.

9. 2022-06-14
   soldstatus $55,000

ⓘ 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: $171 · $14/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$95/yr (+$8/mo · 55.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,737
• − Mortgage interest: −$3,641
• − Property taxes: −$171
• − Insurance: −$325
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$1,891
• Taxable income: $9,711
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $7,885/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

+18.2% since first listed

9 events — show timeline

• 2025-10-31 Pending — Greater Alabama MLS
• 2025-10-21 Contingent — Greater Alabama MLS
• 2025-10-20 Listed $65,000 Greater Alabama MLS
• 2022-10-24 Sold (Public Records) $143,500 Public Records
• 2022-10-15 Sold (MLS) $143,500 Greater Alabama MLS
• 2022-09-01 Contingent — Greater Alabama MLS
• 2022-08-30 Listed $147,500 Greater Alabama MLS
• 2022-08-22 Coming Soon $147,500 Greater Alabama MLS
• 2022-06-14 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $171 · +3.9% YoY. Source: county tax records.