316 N Nance St · Florence, AL 35630

$44,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 122 Days on market

Built 1980 $52/sqft · 34% below area

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

Welcome home to this inviting single-level 3 bedroom, 1 bathroom property full of character and opportunity. Situated on a level lot, the home features classic wood shingle siding, a spacious front yard, and a simple, low-maintenance landscape. Inside, youll find hardwood flooring that adds warmth and timeless appeal. Large windows allow for great natural light, and the practical floor plan offers comfortable everyday living with room to make it your own. A covered front entry provides a welcoming touch, while the side carport and driveway offer convenient protected parking. Whether youre a first-time buyer, downsizing, or looking for an investment property, this home delivers solid value and plenty of potential.

Key facts

• Hardwood flooring
• Large windows
• Single-level

Tags

• SINGLE-LEVEL
• WOOD SHINGLE SIDING
• FRONT YARD
• LOW-MAINTENANCE LANDSCAPE
• HARDWOOD FLOORING
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 268 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 2.49% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.24%
• DSCR: 3.59
• GRM: 3.3

CMA / ARV

• ARV (median comp): $124,532
• List price: $44,900
• Delta: -63.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 Beale St	0.03mi	3/1.0	864 (0%)	18mo	$60,000	$69	83
805 Irvine Ave	0.23mi	3/1.0	897 (+4%)	8mo	$71,000	$79	76
1009 Ridgeway St	0.50mi	2/1.0 (-1)	912 (+6%)	1mo	$125,000	$137	61
1138 Ridgeway St	0.48mi	2/1.0 (-1)	936 (+8%)	5mo	$60,000	$64	54
311 Hillcrest Cir	0.58mi	2/1.0 (-1)	848 (-2%)	14mo	$73,333	$86	54
307 Hillcrest Cir	0.57mi	3/1.0	934 (+8%)	14mo	$73,333	$79	49
1109 Ridgeway St	0.49mi	2/1.0 (-1)	770 (-11%)	8mo	$95,000	$123	47
315 Hillcrest Cir	0.58mi	2/1.0 (-1)	784 (-9%)	14mo	$73,333	$94	41
908 Cumberland St	0.75mi	2/1.0 (-1)	805 (-7%)	22mo	$45,000	$56	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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 3.81×
• Total profit: $35,278
• Equity at exit: $6,695

10-year hold

• IRR: 66.0%
• Equity multiple: 8.71×
• Total profit: $96,937
• Equity at exit: $3,882

Cash invested: $12,572 (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: 268
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$235
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $610

Break-even live

Break-even rent $348

Max offer price $44,900

Occupancy floor 41%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Court St Unit 1 Florence, AL	2.0	1.5	1000	$850	$0.85	43d	1	0.86mi
418 N Poplar St Florence, AL	2.0	2.0	1000	$995	$0.99	43d	1	1.21mi
1246 Graham Ave Unit 30 Florence, AL	2.0	1.0	650	$695	$1.07	43d	1	1.24mi
520 E Tuscaloosa St Unit 520-C Florence, AL	2.0	1.0	900	$995	$1.11	43d	1	1.25mi
939 N Royal Ave Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.34mi
1034 N Royal Ave Unit 2 Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.37mi

Listing history 16 events

1. 2026-06-19
   days on market $44,900 Active 122 DOM
2. 2026-06-18
   days on market $44,900 Active 121 DOM
3. 2026-06-17
   days on market $44,900 Active 120 DOM
4. 2026-06-16
   days on market $44,900 Active 119 DOM
5. 2026-06-15
   days on market $44,900 Active 118 DOM
6. 2026-06-14
   days on market $44,900 Active 116 DOM
7. 2026-06-13
   days on market $44,900 Active 115 DOM
8. 2026-06-10
   days on market $44,900 Active 113 DOM
9. 2026-06-09
   days on market $44,900 Active 112 DOM
10. 2026-06-08
    days on market $44,900 Active 111 DOM
11. 2026-06-05
    pricedays on market $44,900 Active 107 DOM
12. 2026-06-02
    days on market $84,500 Active 105 DOM
13. 2026-06-01
    days on market $84,500 Active 104 DOM
14. 2026-05-31
    days on market $84,500 Active 103 DOM
15. 2026-05-30
    days on market $84,500 Active 102 DOM
16. 2026-02-17
    listed $84,500 Active 722-char remark

    Show marketing remark (722 chars)

    Welcome home to this inviting single-level 3 bedroom, 1 bathroom property full of character and opportunity. Situated on a level lot, the home features classic wood shingle siding, a spacious front yard, and a simple, low-maintenance landscape. Inside, youll find hardwood flooring that adds warmth and timeless appeal. Large windows allow for great natural light, and the practical floor plan offers comfortable everyday living with room to make it your own. A covered front entry provides a welcoming touch, while the side carport and driveway offer convenient protected parking. Whether youre a first-time buyer, downsizing, or looking for an investment property, this home delivers solid value and plenty of potential.

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $245 · $20/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,439
• − Mortgage interest: −$2,515
• − Property taxes: −$245
• − Insurance: −$224
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,306
• Taxable income: $6,998
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $5,642/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

1 event — show timeline

• 2026-02-17 Listed $84,500 ForSaleByOwner.com

Property tax history

-4.1%/yr

Latest (2025): $245 · -1.6% YoY. Source: county tax records.