218 S Prairie St · Florence, AL 35630

$155,000

4 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 94 Days on market

Built 1955 0.34 ac lot $84/sqft · 9% below area Est $175k · 12% 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 +21.1/30.0
• ARV discount +12.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a home in Florence, AL! This property at 218 S. Prairie Street offers plenty of potential for the right buyer. The home needs some updating and repairs, making it ideal for investors, handy buyers, or anyone looking to customize a home to their taste. Conveniently located near local amenities, schools, and shopping, this property is ready for someone to bring it back to its full potential. Don’t miss this chance to create your dream home. Buyer to verify all information.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $153k (1.3% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.6% in Florence — 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 82/100 on livability (#4 in AL, #1,140 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Florence City (urban): math 28% / reading 44% proficiency, ranked #44 of 129 in AL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Hills School (math 39% / reading 65%, grade C-, #102 of 627 statewide, top 17%, 831 students, 45% FRL); Florence Middle School (math 22% / reading 44%, grade F, #101 of 257 statewide, top 40%, 689 students, 51% FRL); Florence High School (math 28% / reading 34%, grade F, #66 of 305 statewide, top 21%, 1,034 students, 36% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 270 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• This rent runs 40% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.99% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $175,476
• List price: $155,000
• Delta: -11.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Osteen Cir	0.34mi	3/2.0 (-1)	1,660 (-10%)	5mo	$125,000	$75	59
33 Auburn St	0.21mi	3/1.5 (-1)	1,660 (-10%)	12mo	$177,400	$107	57
4405 Center Dr	0.48mi	3/2.0 (-1)	1,900 (+4%)	14mo	$220,000	$116	55
4746 Circle Dr	0.53mi	3/2.0 (-1)	1,819 (-1%)	20mo	$215,000	$118	52
525 W Lakeside Dr	0.56mi	4/2.0	2,052 (+12%)	17mo	$249,900	$122	40
158 N Franklin St	0.55mi	3/2.0 (-1)	2,066 (+12%)	10mo	$74,400	$36	40
312 W Lakeside Dr	0.36mi	3/1.5 (-1)	1,613 (-12%)	20mo	$126,000	$78	40
520 Short St	0.74mi	3/2.0 (-1)	1,600 (-13%)	0mo	$180,000	$113	38
321 W Lakeside Dr	0.41mi	3/2.0 (-1)	1,562 (-15%)	21mo	$195,250	$125	33
505 E Lakeside Dr	0.60mi	3/1.5 (-1)	1,600 (-13%)	14mo	$189,900	$119	32

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,050
• Equity at exit: $23,111

10-year hold

• IRR: 9.2%
• Equity multiple: 1.80×
• Total profit: $34,819
• Equity at exit: $13,402

Cash invested: $43,400 (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 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 270
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $221

Break-even live

Break-even rent $1,250

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $264	+0% $221	+5% $177	+10% $133
Rent	-10% $100	-5% $160	+0% $221	+5% $281	+10% $341
Rate	-1.0pp $299	-0.5pp $260	base $221	+0.5pp $180	+1.0pp $140

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4026 Peachtree St Florence, AL	3.0	2.0	1660	$1,300	$0.78	45d	1	0.55mi

Listing history 23 events

1. 2026-06-22
   days on market $155,000 Active 94 DOM
2. 2026-06-21
   days on market $155,000 Active 93 DOM
3. 2026-06-19
   days on market $155,000 Active 91 DOM
4. 2026-06-18
   days on market $155,000 Active 90 DOM
5. 2026-06-17
   days on market $155,000 Active 89 DOM
6. 2026-06-16
   days on market $155,000 Active 88 DOM
7. 2026-06-15
   days on market $155,000 Active 87 DOM
8. 2026-06-14
   days on market $155,000 Active 85 DOM
9. 2026-06-13
   days on market $155,000 Active 84 DOM
10. 2026-06-10
    days on market $155,000 Active 82 DOM
11. 2026-06-09
    days on market $155,000 Active 81 DOM
12. 2026-06-08
    days on market $155,000 Active 80 DOM
13. 2026-06-05
    days on market $155,000 Active 76 DOM
14. 2026-06-02
    days on market $155,000 Active 74 DOM
15. 2026-06-01
    days on market $155,000 Active 73 DOM
16. 2026-05-31
    days on market $155,000 Active 72 DOM
17. 2026-05-30
    days on market $155,000 Active 71 DOM
18. 2026-03-19
    listed $180,000 Active 506-char remark

    Show marketing remark (506 chars)

    Great opportunity to own a home in Florence, AL! This property at 218 S. Prairie Street offers plenty of potential for the right buyer. The home needs some updating and repairs, making it ideal for investors, handy buyers, or anyone looking to customize a home to their taste. Conveniently located near local amenities, schools, and shopping, this property is ready for someone to bring it back to its full potential. Don’t miss this chance to create your dream home. Buyer to verify all information.

19. 2022-03-24
    soldstatus $138,000
20. 2022-03-22
    soldstatus $138,000 281-char remark

    Show marketing remark (281 chars)

    Split floor plan home with large master suite. Enjoy the flexibility that this home offers with a large living room and good sized eat-in kitchen. A nice sized backyard gives you plenty of room for play and activities. House sits on a dead end so no through traffic to worry about.

21. 2021-12-15
    listed $149,900 281-char remark

    Show marketing remark (281 chars)

    Split floor plan home with large master suite. Enjoy the flexibility that this home offers with a large living room and good sized eat-in kitchen. A nice sized backyard gives you plenty of room for play and activities. House sits on a dead end so no through traffic to worry about.

22. 2010-12-09
    soldstatus $78,700
23. 2010-04-09
    listed $79,900

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,350
• − Mortgage interest: −$8,682
• − Property taxes: −$1,321
• − Insurance: −$775
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,509
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,616/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: Florence City
• NCES district ID: 0101530
• Math proficiency: 28% ▼ -28.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $34,997
• Composite: 29.69/100
• National rank: #6456
• State rank: #44 of 129 in AL

Livability — Florence

• Score: 82/100
• State rank: #4
• US rank: #1140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AL
• County: Lauderdale County · 47,988 people
• City population: 34,028
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 34,028
• Household income: $46,304
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1516.0

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, Guatemala
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 206.1364
• Rent YoY: ▲ 6.18%
• Metro: Florence-Muscle Shoals, AL
• 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

+125.3% since first listed

6 events — show timeline

• 2026-03-19 Listed $180,000 SAARMLS
• 2022-03-24 Sold (Public Records) $138,000 Public Records
• 2022-03-22 Sold (MLS) $138,000 SAARMLS
• 2021-12-15 Listed $149,900 SAARMLS
• 2010-12-09 Sold (MLS) $78,700 SAARMLS
• 2010-04-09 Listed $79,900 SAARMLS

Property tax history

+9.4%/yr

Latest (2025): $1,321 · +7.0% YoY. Source: county tax records.