3140 Hidden Forest Cv · Montevallo, AL 35115

$239,999

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 44 Days on market

Built 2007 10,280 sqft lot $180/sqft · 7% below area Est $257k · 7% under $21/mo HOA · 1% of rent

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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 +11.3/30.0
• ARV discount +10.5/15.0
• Schools +3.9/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME to the beautiful private lake community of Hidden Forest! This very clean and well maintained home has well appointed living space. The open concept in the Great Room, Kitchen and Dining Room areas is PERFECT for family and/or for entertaining. The Kitchen has lovely cabinetry, a breakfast bar, pantry and stainless appliances. The Great Room has a double trey ceiling and a fabulous wood burning fireplace. The Master Suite also has a double trey ceiling and the Master Bath features a soaker tub, separate shower, double vanities and walk-in closet. The large flat backyard is one of the most appealing features of this property with it's privacy fencing, shade trees and open patio with custom canopy that will be great for relaxing with family and friends, or just turning the children lose to play. Plus, beyond the fencing is a serene view of a wooded area in back. New heat pump in 2019! Two car garage. The floored attic will be great for additional storage. Minutes to everything!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2007

Property features AI

Finance

• Other: Property located in the Hidden Forest subdivision
• Financial info: Down payment assistance available; Monthly garbage fee of $35
• HOA & community: Association fee required — $250 yearly (covers utilities for common areas)

Exterior

• Parking: Front garage entry; Detached/attached 2-car garage (2 garage spaces on main level); Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available
• Home design: Single-family property (existing construction); One-story layout (rooms listed at main level); Siding with one-side brick exterior
• Construction: Slab foundation
• Exterior features: Fenced yard; Open patio; Garden/patio

Interior

• Kitchen: Dishwasher (built-in); Built-in microwave; Refrigerator included; Some stainless steel appliances; Electric stove
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level); All bedrooms on main level; walk-in closets in bedroom(s)
• Flooring: Carpet; Hardwood laminate; Vinyl
• Bathrooms: Master bath with jetted tub and separate shower; One additional full bath
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crown molding and smooth ceilings; One wood-burning fireplace with marble surround in the living room; Laminate countertops in the kitchen; Attic with pull-down access; No special interior built-ins listed
• Laundry & utility: Main-level laundry in a closet; Washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (27.1% below list).
• Recommended offer: $175k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Montevallo — 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 62/100 on livability (#217 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Shelby County (suburban): math 30% / reading 58% proficiency, ranked #16 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montevallo Elementary School (math 29% / reading 49%, grade F, #257 of 627 statewide, top 41%, 749 students, 77% FRL); Montevallo High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 506 students, 76% FRL) — zoned schools average 77% FRL vs 26% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the Shelby County average; the district grade overstates school quality for this exact location.
• Market conditions: 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 987 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Shelby County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.
• Current owner paid $178k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,984 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $257,020
• List price: $239,999
• Delta: -6.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
361 Hidden Ct	0.38mi	3/2.0	1,366 (+2%)	3mo	$240,000	$176	76
2046 Hidden Forest Ln	0.12mi	3/2.0	1,211 (-9%)	4mo	$225,000	$186	76
320 Hidden Ct	0.48mi	3/2.0	1,273 (-5%)	4mo	$235,000	$185	67
31 Eddings Ln	0.46mi	4/2.0 (+1)	1,400 (+5%)	0mo	$250,000	$179	65
204 Hidden Trace Ct	0.51mi	3/2.0	1,360 (+2%)	13mo	$230,000	$169	62
169 Dallas Ln	0.43mi	3/2.0	1,460 (+9%)	10mo	$234,900	$161	56
248 Hidden Trace Ct	0.57mi	3/2.0	1,214 (-9%)	2mo	$229,500	$189	56
304 Hidden Ct	0.52mi	3/2.0	1,224 (-8%)	8mo	$206,000	$168	56
207 Hidden Trace Ct	0.50mi	3/2.0	1,192 (-11%)	12mo	$215,000	$180	48
281 Hillcrest Dr	0.51mi	3/2.0	1,513 (+13%)	13mo	$245,000	$162	44
215 Meadowgreen Dr	0.70mi	3/2.0	1,200 (-10%)	11mo	$200,000	$167	41
100 Meadowgreen Rd	0.68mi	3/2.0	1,515 (+13%)	8mo	$245,000	$162	39

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-44,519
• Equity at exit: $35,785

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-46,264
• Equity at exit: $20,751

Cash invested: $67,200 (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 35115

• Home prices YoY: -19.3%
• Active inventory: 114
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-87

Break-even live

Break-even rent $1,860

Max offer price $224,636

Occupancy floor 100%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Hidden Trace Ct Montevallo, AL	3.0	2.0	1425	$1,670	$1.17	10d	1	0.37mi
328 Hidden Ct Montevallo, AL	4.0	2.0	1726	$1,850	$1.07	1d	1	0.47mi
281 Hillcrest Dr Montevallo, AL	3.0	2.0	1513	$1,820	$1.20	43d	1	0.52mi
109 Star View Cir Alabaster, AL	3.0	2.0	1601	$1,675	$1.05	23d	1	0.90mi
1122 Freedom Pkwy Montevallo, AL	3.0	2.0	1601	$1,725	$1.08	23d	1	1.45mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 23 events

1. 2026-06-15
   statusdays on market $239,999 Pending 44 DOM
2. 2026-06-13
   days on market $239,999 Active 43 DOM
3. 2026-06-13
   days on market $239,999 Active 42 DOM
4. 2026-06-10
   days on market $239,999 Active 40 DOM
5. 2026-06-09
   days on market $239,999 Active 39 DOM
6. 2026-06-08
   days on market $239,999 Active 38 DOM
7. 2026-06-07
   days on market $239,999 Active 37 DOM
8. 2026-06-05
   days on market $239,999 Active 34 DOM
9. 2026-06-03
   days on market $239,999 Active 33 DOM
10. 2026-06-02
    days on market $239,999 Active 32 DOM
11. 2026-06-01
    days on market $239,999 Active 31 DOM
12. 2026-05-31
    days on market $239,999 Active 30 DOM
13. 2026-05-01
    listed $250,000 Active 910-char remark
14. 2026-04-28
    historical $250,000 910-char remark
15. 2020-12-29
    soldstatus $178,000
16. 2020-12-10
    soldstatus $178,000 Sold 1003-char remark

    Show marketing remark (1003 chars)

    WELCOME HOME to the beautiful private lake community of Hidden Forest! This very clean and well maintained home has well appointed living space. The open concept in the Great Room, Kitchen and Dining Room areas is PERFECT for family and/or for entertaining. The Kitchen has lovely cabinetry, a breakfast bar, pantry and stainless appliances. The Great Room has a double trey ceiling and a fabulous wood burning fireplace. The Master Suite also has a double trey ceiling and the Master Bath features a soaker tub, separate shower, double vanities and walk-in closet. The large flat backyard is one of the most appealing features of this property with it's privacy fencing, shade trees and open patio with custom canopy that will be great for relaxing with family and friends, or just turning the children lose to play. Plus, beyond the fencing is a serene view of a wooded area in back. New heat pump in 2019! Two car garage. The floored attic will be great for additional storage. Minutes to everything!

17. 2020-10-24
    price $182,000 1003-char remark

    Show marketing remark (1003 chars)

    WELCOME HOME to the beautiful private lake community of Hidden Forest! This very clean and well maintained home has well appointed living space. The open concept in the Great Room, Kitchen and Dining Room areas is PERFECT for family and/or for entertaining. The Kitchen has lovely cabinetry, a breakfast bar, pantry and stainless appliances. The Great Room has a double trey ceiling and a fabulous wood burning fireplace. The Master Suite also has a double trey ceiling and the Master Bath features a soaker tub, separate shower, double vanities and walk-in closet. The large flat backyard is one of the most appealing features of this property with it's privacy fencing, shade trees and open patio with custom canopy that will be great for relaxing with family and friends, or just turning the children lose to play. Plus, beyond the fencing is a serene view of a wooded area in back. New heat pump in 2019! Two car garage. The floored attic will be great for additional storage. Minutes to everything!

18. 2020-10-08
    historical Contingent 1003-char remark

    Show marketing remark (1003 chars)

    WELCOME HOME to the beautiful private lake community of Hidden Forest! This very clean and well maintained home has well appointed living space. The open concept in the Great Room, Kitchen and Dining Room areas is PERFECT for family and/or for entertaining. The Kitchen has lovely cabinetry, a breakfast bar, pantry and stainless appliances. The Great Room has a double trey ceiling and a fabulous wood burning fireplace. The Master Suite also has a double trey ceiling and the Master Bath features a soaker tub, separate shower, double vanities and walk-in closet. The large flat backyard is one of the most appealing features of this property with it's privacy fencing, shade trees and open patio with custom canopy that will be great for relaxing with family and friends, or just turning the children lose to play. Plus, beyond the fencing is a serene view of a wooded area in back. New heat pump in 2019! Two car garage. The floored attic will be great for additional storage. Minutes to everything!

19. 2020-10-04
    listed $175,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    WELCOME HOME to the beautiful private lake community of Hidden Forest! This very clean and well maintained home has well appointed living space. The open concept in the Great Room, Kitchen and Dining Room areas is PERFECT for family and/or for entertaining. The Kitchen has lovely cabinetry, a breakfast bar, pantry and stainless appliances. The Great Room has a double trey ceiling and a fabulous wood burning fireplace. The Master Suite also has a double trey ceiling and the Master Bath features a soaker tub, separate shower, double vanities and walk-in closet. The large flat backyard is one of the most appealing features of this property with it's privacy fencing, shade trees and open patio with custom canopy that will be great for relaxing with family and friends, or just turning the children lose to play. Plus, beyond the fencing is a serene view of a wooded area in back. New heat pump in 2019! Two car garage. The floored attic will be great for additional storage. Minutes to everything!

20. 2019-09-20
    soldstatus $165,000
21. 2019-09-12
    soldstatus $165,000 Sold

    Show marketing remark (984 chars)

    * Eligible for USDA's 100% Financing as of 8/1/19! Contact your lender today for details! * The pristine community of Hidden Forest welcomes its newest listing in 3140 HIDDEN FOREST CV. Clean, fresh and well maintained with soft neutral color palettes throughout to accentuate the open floor-plan! As you can see within natural light is plentiful! Openness isn't lacking here so keeping in the conversation will be easy whether you're in the Great Room or Kitchen! Stainless appliances greet you making this a turn key home! Nothing to do! The space is abundant inside yet the best part is the large flat fenced back yard to enjoy with kids, pets and friends alike! You'll be excited to feed the geese at the private community lake! Interstate access is close by to making it easy to get in and out for work! Inquire today about your showing! This home will move rapidly in such a sought after area! * Remember you could have this home for $0 down thanks to USDA's 100% Financing! *

22. 2019-08-09
    historical Contingent

    Show marketing remark (984 chars)

    * Eligible for USDA's 100% Financing as of 8/1/19! Contact your lender today for details! * The pristine community of Hidden Forest welcomes its newest listing in 3140 HIDDEN FOREST CV. Clean, fresh and well maintained with soft neutral color palettes throughout to accentuate the open floor-plan! As you can see within natural light is plentiful! Openness isn't lacking here so keeping in the conversation will be easy whether you're in the Great Room or Kitchen! Stainless appliances greet you making this a turn key home! Nothing to do! The space is abundant inside yet the best part is the large flat fenced back yard to enjoy with kids, pets and friends alike! You'll be excited to feed the geese at the private community lake! Interstate access is close by to making it easy to get in and out for work! Inquire today about your showing! This home will move rapidly in such a sought after area! * Remember you could have this home for $0 down thanks to USDA's 100% Financing! *

23. 2019-08-01
    listed $167,900 Active

    Show marketing remark (984 chars)

    * Eligible for USDA's 100% Financing as of 8/1/19! Contact your lender today for details! * The pristine community of Hidden Forest welcomes its newest listing in 3140 HIDDEN FOREST CV. Clean, fresh and well maintained with soft neutral color palettes throughout to accentuate the open floor-plan! As you can see within natural light is plentiful! Openness isn't lacking here so keeping in the conversation will be easy whether you're in the Great Room or Kitchen! Stainless appliances greet you making this a turn key home! Nothing to do! The space is abundant inside yet the best part is the large flat fenced back yard to enjoy with kids, pets and friends alike! You'll be excited to feed the geese at the private community lake! Interstate access is close by to making it easy to get in and out for work! Inquire today about your showing! This home will move rapidly in such a sought after area! * Remember you could have this home for $0 down thanks to USDA's 100% Financing! *

ⓘ 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: $1,077 · $90/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,998
• − Mortgage interest: −$13,444
• − Property taxes: −$1,077
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − HOA: −$252
• − Depreciation: −$6,982
• Taxable loss: −$5,316
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $232/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: Shelby County
• NCES district ID: 0103030
• Math proficiency: 30% ▼ -28.00%
• Reading proficiency: 58% ▲ 2.00%
• Median HH income: $66,672
• Composite: 39.29/100
• National rank: #3995
• State rank: #16 of 129 in AL

Livability — Montevallo

• Score: 62/100
• State rank: #217
• US rank: #16530

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing B+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montevallo, AL
• Population (ZIP): 16,911

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 237,024 people
• By 2030: 249,868 · +5.4%
• By 2040: 272,778 · +15.1%
• By 2050: 291,062 · +22.8%
• By 2075: 326,049 · +37.6%
• By 2100: 335,870 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 21% Black 15% Two or more races 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 21% Chinese 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+40.9) · D 29.0% · R 69.9% · Other 1.1%
• 2008→2024 swing: +12.6pp toward D · 2008: -53.4pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+40.4 2016: R+50.3 2012: R+55.6 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.55%
• Current HPI: 207.2205
• 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

+42.9% since first listed

13 events — show timeline

• 2026-06-15 Pending — Greater Alabama MLS
• 2026-05-29 Price Changed $239,999 Greater Alabama MLS
• 2026-05-01 Listed $250,000 Greater Alabama MLS
• 2026-04-28 Coming Soon $250,000 Greater Alabama MLS
• 2020-12-29 Sold (Public Records) $178,000 Public Records
• 2020-12-10 Sold (MLS) $178,000 Greater Alabama MLS
• 2020-10-24 Price Changed $182,000 Greater Alabama MLS
• 2020-10-08 Contingent — Greater Alabama MLS
• 2020-10-04 Listed $175,000 Greater Alabama MLS
• 2019-09-20 Sold (Public Records) $165,000 Public Records
• 2019-09-12 Sold (MLS) $165,000 Greater Alabama MLS
• 2019-08-09 Contingent — Greater Alabama MLS
• 2019-08-01 Listed $167,900 Greater Alabama MLS

Property tax history

+5.0%/yr

Latest (2025): $1,077 · +1.1% YoY. Source: county tax records.