206 N Weakley St · Florence, AL 35630

$144,900

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 2 Days on market

Built 1980 7,405 sqft lot Est $132k · 10% over

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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 +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• ARV discount +3.0/15.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this quaint cottage in Florence. It is inviting from the minute you step on the front porch! The 3BR/1BA home was updated in 2023. New exterior doors and double hung windows were installed in 2026. The backyard is completely fenced in with gates on either side. A storage room is located at the back of the house. Great for your lawn equipment. If you are looking as a first time homebuyer, looking to downsize, or just wanting to invest in a rental property, don't miss out. Give this one a look! All info to be verified by purchaser.

Key facts

• Storage room
• Double hung windows
• New exterior doors

Tags

• UPDATED IN 2023
• NEW EXTERIOR DOORS
• DOUBLE HUNG WINDOWS
• BACKYARD COMPLETELY FENCED
• STORAGE ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single family residence; Residential property; Above-grade living area approximately 1,070; R1 zoning
• Construction: Shingle roof; Crawl space foundation
• Exterior features: Covered front and side porches; Shingle roof; Back yard fencing; Chain link and wood fencing; Front yard fencing; Privacy fencing; Few trees; Level lot; Lot dimensions approximately 50 x 150

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Crawl space basement
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Updated/remodeled interior; Ceiling fans; Central air
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry located in kitchen; Laundry closet; Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $133k (8.2% below list).
• Recommended offer: $133k (8.2% below list) — sets the bar for 1% rule.
• 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: Weeden Elementary School (math 27% / reading 32%, grade F, #367 of 627 statewide, top 60%, 424 students, 87% 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) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 269 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• This rent runs 34% 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,958 (8.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $131,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Orleans St	0.04mi	3/1.0	1,044 (-2%)	5mo	$135,000	$129	90
213 Normandy Dr	0.25mi	3/1.0	1,125 (+5%)	1mo	$135,000	$120	79
33 S Crown St	0.30mi	3/2.0	1,100 (+3%)	0mo	$215,000	$195	77
216 N Eclipse St	0.14mi	2/1.0 (-1)	1,013 (-5%)	5mo	$125,000	$123	75
415 N Eclipse St	0.23mi	3/1.0	1,124 (+5%)	7mo	$90,000	$80	75
32 S Fulton St	0.32mi	3/2.0	1,100 (+3%)	4mo	$219,900	$200	73
29 S Fulton St	0.35mi	3/2.0	1,100 (+3%)	8mo	$217,000	$197	68
221 N Fulton St	0.28mi	2/1.0 (-1)	1,144 (+7%)	4mo	$149,900	$131	67
147 N Fulton St	0.25mi	3/1.0	960 (-10%)	7mo	$118,000	$123	66
4110 Eastwood Dr	0.48mi	2/1.0 (-1)	1,056 (-1%)	6mo	$115,000	$109	65
214 S Kirkman St	0.71mi	3/2.0	1,120 (+5%)	1mo	$124,900	$112	54
2924 Woodard Ave	0.52mi	2/1.0 (-1)	961 (-10%)	6mo	$47,500	$49	49

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,267
• Equity at exit: $21,605

10-year hold

• IRR: 8.6%
• Equity multiple: 1.74×
• Total profit: $30,078
• Equity at exit: $12,528

Cash invested: $40,572 (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: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$760
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $203

Break-even live

Break-even rent $1,073

Max offer price $144,900

Occupancy floor 80%

Sensitivity live

Price	-10% $285	-5% $244	+0% $203	+5% $161	+10% $120
Rent	-10% $97	-5% $150	+0% $203	+5% $255	+10% $308
Rate	-1.0pp $275	-0.5pp $239	base $203	+0.5pp $165	+1.0pp $127

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 N Broadway St Florence, AL	3.0	2.0	1125	$1,450	$1.29	45d	1	0.16mi
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	45d	1	0.49mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	45d	1	0.57mi
211 N Patton St Unit 1510 Florence, AL	2.0	1.0	850	$825	$0.97	45d	1	0.73mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	45d	5	1.03mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	45d	2	1.22mi
2021 Cloyd Blvd Florence, AL	2.0	2.0	1100	$895	$0.81	45d	4	1.36mi

Listing history 11 events

1. 2026-05-31
   status $144,900 Pending 2 DOM
2. 2026-05-31
   days on market $144,900 Active 2 DOM
3. 2026-05-28
   listed $144,900 Active
4. 2023-04-04
   soldstatus $129,900
5. 2023-04-03
   soldstatus $129,900 Closed
6. 2023-03-01
   listed $129,900
7. 2023-03-01
   historical
8. 2013-09-10
   listed $52,900
9. 2013-03-06
   listed $53,000
10. 2012-06-29
    listed $54,900
11. 2011-03-15
    listed $57,900

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$263/yr (+$22/mo · 79.3%)

ⓘ 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 4/10 Moderate 22% 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: $15,955
• − Mortgage interest: −$8,117
• − Property taxes: −$331
• − Insurance: −$724
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,215
• Taxable income: $14
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,427/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

+150.3% since first listed

9 events — show timeline

• 2026-05-28 Listed $144,900 SAARMLS
• 2023-04-04 Sold (Public Records) $129,900 Public Records
• 2023-04-03 Sold (MLS) $129,900 SAARMLS
• 2023-03-01 Delisted — SAARMLS
• 2023-03-01 Listed $129,900 SAARMLS
• 2013-09-10 Listed $52,900 SAARMLS
• 2013-03-06 Listed $53,000 SAARMLS
• 2012-06-29 Listed $54,900 SAARMLS
• 2011-03-15 Listed $57,900 SAARMLS

Property tax history

-2.8%/yr

Latest (2025): $331 · +8.3% YoY. Source: county tax records.