2570 Mt View Rd · Hayden, AL 35079

$109,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 99 Days on market

Built 1985 1.00 ac lot $111/sqft · 48% below area Est $210k · 48% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

If you want fabulous style at a budget price. .. .This home is a must see. Completely remodeled 2 bedroom, 2 bath 14x70 Sunshine manufactured home on permanent foundation. This home features farmhouse style decor, with shiplap walls, new electric fireplace, all new appliances, new paint, new bathrooms including vanities, new flooring, lighting, fixtures, new HVAC, new water heater, new deck on back, enclosed screened porch on front and metal roof. Sitting on approximately . 75 acres in a gorgeous, quiet country setting, the home is complete with concrete driveway and walkway, walk in storage under screened porch with concrete floor. Separate storage building also conveys. (Additional acreage possibly available. ) A few short minutes to shopping and dining in Cullman, Birmingham, Fultondale and Gardendale. This property will qualify for FHA, VA or conventional financing. All information to be verified by buyer/buyers agent.

Key facts

• Remodeled
• New flooring
• New appliances

Tags

• REMODELED
• SHIPLAP WALLS
• ELECTRIC FIREPLACE
• NEW APPLIANCES
• NEW BATHROOMS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $35k; list at $109k implies a 211% 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; 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 $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $210,368
• List price: $109,000
• Delta: -48.19%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $218
• Equity at exit: $16,252

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $23,269
• Equity at exit: $9,424

Cash invested: $30,520 (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 35079

• Home prices YoY: -12.4%
• Active inventory: 54
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $280

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 74%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $109,000 Pending 99 DOM
2. 2026-06-10
   days on market $109,000 Active 97 DOM
3. 2026-06-09
   days on market $109,000 Active 96 DOM
4. 2026-06-08
   days on market $109,000 Active 95 DOM
5. 2026-06-07
   days on market $109,000 Active 94 DOM
6. 2026-06-05
   days on market $109,000 Active 91 DOM
7. 2026-06-03
   days on market $109,000 Active 90 DOM
8. 2026-06-02
   days on market $109,000 Active 89 DOM
9. 2026-06-01
   days on market $109,000 Active 88 DOM
10. 2026-05-31
    days on market $109,000 Active 87 DOM
11. 2026-05-12
    status Active 937-char remark

    Show marketing remark (937 chars)

    If you want fabulous style at a budget price. .. .This home is a must see. Completely remodeled 2 bedroom, 2 bath 14x70 Sunshine manufactured home on permanent foundation. This home features farmhouse style decor, with shiplap walls, new electric fireplace, all new appliances, new paint, new bathrooms including vanities, new flooring, lighting, fixtures, new HVAC, new water heater, new deck on back, enclosed screened porch on front and metal roof. Sitting on approximately . 75 acres in a gorgeous, quiet country setting, the home is complete with concrete driveway and walkway, walk in storage under screened porch with concrete floor. Separate storage building also conveys. (Additional acreage possibly available. ) A few short minutes to shopping and dining in Cullman, Birmingham, Fultondale and Gardendale. This property will qualify for FHA, VA or conventional financing. All information to be verified by buyer/buyers agent.

12. 2026-04-15
    historical Active Under Contract 937-char remark

    Show marketing remark (937 chars)

    If you want fabulous style at a budget price. .. .This home is a must see. Completely remodeled 2 bedroom, 2 bath 14x70 Sunshine manufactured home on permanent foundation. This home features farmhouse style decor, with shiplap walls, new electric fireplace, all new appliances, new paint, new bathrooms including vanities, new flooring, lighting, fixtures, new HVAC, new water heater, new deck on back, enclosed screened porch on front and metal roof. Sitting on approximately . 75 acres in a gorgeous, quiet country setting, the home is complete with concrete driveway and walkway, walk in storage under screened porch with concrete floor. Separate storage building also conveys. (Additional acreage possibly available. ) A few short minutes to shopping and dining in Cullman, Birmingham, Fultondale and Gardendale. This property will qualify for FHA, VA or conventional financing. All information to be verified by buyer/buyers agent.

13. 2026-03-04
    listed $109,000 Active 937-char remark

    Show marketing remark (937 chars)

    If you want fabulous style at a budget price. .. .This home is a must see. Completely remodeled 2 bedroom, 2 bath 14x70 Sunshine manufactured home on permanent foundation. This home features farmhouse style decor, with shiplap walls, new electric fireplace, all new appliances, new paint, new bathrooms including vanities, new flooring, lighting, fixtures, new HVAC, new water heater, new deck on back, enclosed screened porch on front and metal roof. Sitting on approximately . 75 acres in a gorgeous, quiet country setting, the home is complete with concrete driveway and walkway, walk in storage under screened porch with concrete floor. Separate storage building also conveys. (Additional acreage possibly available. ) A few short minutes to shopping and dining in Cullman, Birmingham, Fultondale and Gardendale. This property will qualify for FHA, VA or conventional financing. All information to be verified by buyer/buyers agent.

14. 2026-02-13
    soldstatus $35,000
15. 2007-04-10
    soldstatus $47,500
16. 2000-07-13
    soldstatus $47,500

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

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 6/10 Major 27% 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: $15,702
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$3,171
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,949/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

+129.5% since first listed

6 events — show timeline

• 2026-05-12 Relisted — SAARMLS
• 2026-04-15 Contingent — SAARMLS
• 2026-03-04 Listed $109,000 SAARMLS
• 2026-02-13 Sold (Public Records) $35,000 Public Records
• 2007-04-10 Sold (Public Records) $47,500 Public Records
• 2000-07-13 Sold (Public Records) $47,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $79 · +4.3% YoY. Source: county tax records.