2615 Mikell Rd · Hayden, AL 35079

$159,900

2 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 28 Days on market

Built 1945 1.10 ac lot $110/sqft · 30% below area Est $228k · 30% under

---

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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Welcome to this beautifully maintained full-brick home, perfectly situated on 1.1 +/- flat, usable acres. This cozy cottage-style property offers timeless character paired with modern updates. Step inside to find warm hardwood floors in the in family room, dining area, and downstairs bedroom. The den highlights a stunning brick gas fireplace that creates the perfect focal point for relaxing evenings. The windows were replaced in recent years. With its spacious, level lot and classic design, this home offers the perfect blend of charm, functionality, and room to grow. Don’t miss your chance to own this inviting property with both character and convenience. .. all at an affordable price

Key facts

• Full-brick home
• 1.1 acres
• Hardwood floors

Tags

• FULL-BRICK HOME
• 1.1 ACRES
• HARDWOOD FLOORS
• BRICK GAS FIREPLACE
• NEW HVAC SYSTEM
• NEW WINDOWS

Property features AI

Finance

• Other: Property contains approximately 1.1 acres
• Financial info: Fire fee included; Down payment assistance available

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Four-sided brick construction; Crawl space foundation; Existing/established home; Tri-level configuration not indicated
• Construction: 4-side brick exterior; Crawl space foundation
• Exterior features: Storage building; No pool, patio, decks, or garden/patio; Not waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: Bedrooms on main and upper levels (one bedroom on upper level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Heat pump cooling
• Interior features: Split bedroom layout; Has attic; Brick gas fireplace in the den
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $297 ($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 (1.8% below list).
• Recommended offer: $157k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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: 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; 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 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,000 (1.8% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $227,946
• List price: $159,900
• Delta: -29.85%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 Mikell Rd	0.00mi	2/1.0	1,451 (0%)	0mo	$141,000	$97	100
2488 Mikell Rd	0.13mi	3/2.0 (+1)	1,262 (-13%)	8mo	$234,900	$186	57
2559 Corner Rd	0.20mi	3/2.0 (+1)	1,280 (-12%)	10mo	$264,900	$207	54
900 Shipp Rd	0.53mi	3/1.0 (+1)	1,268 (-13%)	23mo	$210,000	$166	30

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,039
• Equity at exit: $23,842

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $17,960
• Equity at exit: $13,825

Cash invested: $44,772 (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: 54
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $297

Break-even live

Break-even rent $1,193

Max offer price $159,900

Occupancy floor 76%

Sensitivity live

Price	-10% $388	-5% $343	+0% $297	+5% $252	+10% $207
Rent	-10% $173	-5% $235	+0% $297	+5% $360	+10% $422
Rate	-1.0pp $378	-0.5pp $338	base $297	+0.5pp $256	+1.0pp $214

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: $39,975
• Closing costs: $4,797
• 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	1.39mi

Listing history 6 events

1. 2026-06-01
   status $159,900 Pending 28 DOM
2. 2026-05-31
   days on market $159,900 Contingent 28 DOM
3. 2026-05-13
   historical Contingent 797-char remark
4. 2026-05-03
   listed $159,900 Active 797-char remark
5. 2022-05-12
   price $995
6. 2011-08-12
   soldstatus $72,200

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$204/yr (+$17/mo · 45.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: −$8,957
• − Property taxes: −$452
• − Insurance: −$800
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,652
• Taxable income: $966
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $3,338/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

+95.3% since first listed

8 events — show timeline

• 2026-06-06 Price Changed $141,000 Greater Alabama MLS
• 2026-06-05 Sold (Public Records) $141,000 Public Records
• 2026-06-05 Sold (MLS) $141,000 Greater Alabama MLS
• 2026-05-31 Pending — Greater Alabama MLS
• 2026-05-13 Contingent — Greater Alabama MLS
• 2026-05-03 Listed $159,900 Greater Alabama MLS
• 2022-05-12 Price Changed $995 RENT.
• 2011-08-12 Sold (Public Records) $72,200 Public Records

Property tax history

+12.5%/yr

Latest (2024): $452 · +0.0% YoY. Source: county tax records.