94 Prosperity Ln · Hayden, AL 35180

$160,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 93 Days on market

Built 1995 1.00 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

Welcome to your peaceful retreat! This charming 3-bedroom, 2-bathroom manufactured home sits on a full acre, offering plenty of space and privacy in a quiet setting. Inside, you’ll love the open floor plan that creates a bright and inviting atmosphere—perfect for both everyday living and entertaining. Whether you're enjoying the tranquility of the outdoors or relaxing in the spacious interior, this property offers the perfect blend of comfort, space, and serenity.

Key facts

• 1 acre lot
• 2 parking spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $66 ($787/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 $148k (7.3% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 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 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.0

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-21,730
• Equity at exit: $23,857

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-13,456
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $66

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $121	+0% $66	+5% $10	+10% $-45
Rent	-10% $-52	-5% $7	+0% $66	+5% $124	+10% $183
Rate	-1.0pp $146	-0.5pp $106	base $66	+0.5pp $24	+1.0pp $-18

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $160,000 Active 93 DOM
2. 2026-06-18
   days on market $160,000 Active 90 DOM
3. 2026-06-17
   days on market $160,000 Active 89 DOM
4. 2026-06-16
   days on market $160,000 Active 88 DOM
5. 2026-06-15
   days on market $160,000 Active 87 DOM
6. 2026-06-13
   days on market $160,000 Active 85 DOM
7. 2026-06-10
   days on market $160,000 Active 82 DOM
8. 2026-06-09
   days on market $160,000 Active 81 DOM
9. 2026-06-08
   days on market $160,000 Active 80 DOM
10. 2026-06-07
    days on market $160,000 Active 79 DOM
11. 2026-06-05
    days on market $160,000 Active 76 DOM
12. 2026-06-03
    days on market $160,000 Active 75 DOM
13. 2026-06-02
    days on market $160,000 Active 74 DOM
14. 2026-06-01
    days on market $160,000 Active 73 DOM
15. 2026-05-31
    days on market $160,000 Active 72 DOM
16. 2026-05-11
    historical Contingent 480-char remark

    Show marketing remark (480 chars)

    Welcome to your peaceful retreat! This charming 3-bedroom, 2-bathroom manufactured home sits on a full acre, offering plenty of space and privacy in a quiet setting. Inside, you’ll love the open floor plan that creates a bright and inviting atmosphere—perfect for both everyday living and entertaining. Whether you're enjoying the tranquility of the outdoors or relaxing in the spacious interior, this property offers the perfect blend of comfort, space, and serenity.

17. 2026-05-11
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Welcome to your peaceful retreat! This charming 3-bedroom, 2-bathroom manufactured home sits on a full acre, offering plenty of space and privacy in a quiet setting. Inside, you’ll love the open floor plan that creates a bright and inviting atmosphere—perfect for both everyday living and entertaining. Whether you're enjoying the tranquility of the outdoors or relaxing in the spacious interior, this property offers the perfect blend of comfort, space, and serenity.

18. 2026-03-20
    listed $179,000 Active 480-char remark

    Show marketing remark (480 chars)

    Welcome to your peaceful retreat! This charming 3-bedroom, 2-bathroom manufactured home sits on a full acre, offering plenty of space and privacy in a quiet setting. Inside, you’ll love the open floor plan that creates a bright and inviting atmosphere—perfect for both everyday living and entertaining. Whether you're enjoying the tranquility of the outdoors or relaxing in the spacious interior, this property offers the perfect blend of comfort, space, and serenity.

19. 2024-04-04
    soldstatus $145,000
20. 2024-03-29
    soldstatus $145,000 Sold 506-char remark

    Show marketing remark (506 chars)

    1 ACRE - HAYDEN SCHOOLS - Fresh and Clean - this recently renovated home features 3 bed 2 bath with an open floor plan including a completely new kitchen! Home features laminate hardwoods throughout (NO carpet!). Home is central air and heat and has a new hot water heater, updated lighting and fixtures. The back of the home has a carport for easy covered parking. Thee home is situated on a wooded one acre lot that has tons of privacy. Home is on a permanent foundation. PROFESSIONAL PHOTOS TO FOLLOW.

21. 2024-02-18
    historical Contingent 506-char remark

    Show marketing remark (506 chars)

    1 ACRE - HAYDEN SCHOOLS - Fresh and Clean - this recently renovated home features 3 bed 2 bath with an open floor plan including a completely new kitchen! Home features laminate hardwoods throughout (NO carpet!). Home is central air and heat and has a new hot water heater, updated lighting and fixtures. The back of the home has a carport for easy covered parking. Thee home is situated on a wooded one acre lot that has tons of privacy. Home is on a permanent foundation. PROFESSIONAL PHOTOS TO FOLLOW.

22. 2024-01-15
    listed $139,900 Active 506-char remark

    Show marketing remark (506 chars)

    1 ACRE - HAYDEN SCHOOLS - Fresh and Clean - this recently renovated home features 3 bed 2 bath with an open floor plan including a completely new kitchen! Home features laminate hardwoods throughout (NO carpet!). Home is central air and heat and has a new hot water heater, updated lighting and fixtures. The back of the home has a carport for easy covered parking. Thee home is situated on a wooded one acre lot that has tons of privacy. Home is on a permanent foundation. PROFESSIONAL PHOTOS TO FOLLOW.

23. 2010-09-02
    soldstatus $55,000

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

Taxation est. · year 1

• Rental income: $17,791
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,655
• Taxable loss: −$1,872
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,236/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

+225.5% since first listed

8 events — show timeline

• 2026-05-11 Contingent — Greater Alabama MLS
• 2026-05-11 Pending — Greater Alabama MLS
• 2026-03-20 Listed $179,000 Greater Alabama MLS
• 2024-04-04 Sold (Public Records) $145,000 Public Records
• 2024-03-29 Sold (MLS) $145,000 Greater Alabama MLS
• 2024-02-18 Contingent — Greater Alabama MLS
• 2024-01-15 Listed $139,900 Greater Alabama MLS
• 2010-09-02 Sold (Public Records) $55,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $315 · +178.6% YoY. Source: county tax records.