531 Malone Cir · Florence, AL 35630

$165,000

4 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 93 Days on market

Built 1959 0.25 ac lot $89/sqft · 10% below area Est $184k · 10% 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 +25.6/30.0
• ARV discount +12.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• 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

4-bedroom, 2-bathroom home with comfortable living space in a convenient Florence location! The backyard provides room for outdoor activities and entertaining. Located close to shopping, dining, and schools, this home offers both comfort and convenience. Don’t miss the opportunity to make this lovely house your new home!   Buyer to verify all information.

Key facts

• 0.25 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 269 active listings in the ZIP; 5 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).
• At $1,825/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 1516% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1959 — 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: 1.11% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $183,541
• List price: $165,000
• Delta: -10.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
548 Malone Cir	0.07mi	3/1.5 (-1)	1,916 (+3%)	8mo	$180,000	$94	78
601 Florida Ave	0.25mi	3/2.0 (-1)	1,833 (-2%)	5mo	$147,500	$80	76
1422 Lawrence St	0.40mi	3/2.0 (-1)	1,845 (-1%)	3mo	$185,000	$100	72
504 Imperial Dr	0.15mi	3/1.5 (-1)	1,628 (-13%)	1mo	$185,000	$114	64
1602 Chisholm Rd	0.21mi	3/1.0 (-1)	1,661 (-11%)	3mo	$202,000	$122	60
1501 Duntreath Ave	0.66mi	3/2.0 (-1)	1,798 (-4%)	8mo	$167,000	$93	52
1637 Winston St	0.66mi	3/1.5 (-1)	1,800 (-3%)	7mo	$199,900	$111	51
1634 Lamar St	0.63mi	3/2.0 (-1)	1,769 (-5%)	7mo	$259,900	$147	51
1926 Randolph St	0.57mi	4/2.0	1,585 (-15%)	3mo	$205,000	$129	46
821 Meridian St	0.74mi	3/1.0 (-1)	1,720 (-8%)	1mo	$146,000	$85	43
1507 Duntreath Ave	0.67mi	3/2.0 (-1)	1,654 (-11%)	6mo	$136,500	$83	40
137 W Duncan Ave	0.67mi	4/3.0	2,132 (+14%)	1mo	$446,000	$209	40

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $4,063
• Equity at exit: $24,602

10-year hold

• IRR: 14.5%
• Equity multiple: 2.34×
• Total profit: $61,765
• Equity at exit: $14,266

Cash invested: $46,200 (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 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 269
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$865
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $389

Break-even live

Break-even rent $1,333

Max offer price $165,000

Occupancy floor 74%

Sensitivity live

Price	-10% $483	-5% $436	+0% $389	+5% $343	+10% $296
Rent	-10% $245	-5% $317	+0% $389	+5% $461	+10% $534
Rate	-1.0pp $472	-0.5pp $431	base $389	+0.5pp $347	+1.0pp $303

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	44d	1	0.67mi
135 Gilbert Ct Florence, AL	5.0	3.0	2500	$2,250	$0.90	44d	1	0.76mi
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	44d	1	1.20mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	44d	1	1.24mi
114 Cedarcrest Dr Florence, AL	3.0	2.5	1600	$1,400	$0.88	44d	1	1.25mi

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 93 DOM
2. 2026-06-19
   days on market $165,000 Active 91 DOM
3. 2026-06-18
   days on market $165,000 Active 90 DOM
4. 2026-06-17
   days on market $165,000 Active 89 DOM
5. 2026-06-16
   days on market $165,000 Active 88 DOM
6. 2026-06-15
   days on market $165,000 Active 87 DOM
7. 2026-06-14
   days on market $165,000 Active 85 DOM
8. 2026-06-13
   days on market $165,000 Active 84 DOM
9. 2026-06-10
   days on market $165,000 Active 82 DOM
10. 2026-06-09
    days on market $165,000 Active 81 DOM
11. 2026-06-08
    days on market $165,000 Active 80 DOM
12. 2026-06-05
    days on market $165,000 Active 76 DOM
13. 2026-06-02
    days on market $165,000 Active 74 DOM
14. 2026-06-01
    days on market $165,000 Active 73 DOM
15. 2026-05-31
    days on market $165,000 Active 72 DOM
16. 2026-05-30
    days on market $165,000 Active 71 DOM
17. 2026-03-19
    listed $195,000 Active 373-char remark

    Show marketing remark (373 chars)

    4-bedroom, 2-bathroom home with comfortable living space in a convenient Florence location! The backyard provides room for outdoor activities and entertaining. Located close to shopping, dining, and schools, this home offers both comfort and convenience. Don’t miss the opportunity to make this lovely house your new home!   Buyer to verify all information.

18. 2021-11-18
    soldstatus $125,000
19. 2021-11-15
    soldstatus $125,000 421-char remark

    Show marketing remark (421 chars)

    OLDER RANCH STYLE HOME IS LOCATED IN THE CONVENIENT NORTH FLORENCE AND CLOSE TO UNA AND 7 POINTS. THIS 4 BEDROOM HOME IS PERFECT FOR STARTER HOME OR INVESTORS. GREAT NEIGHBORHOOD. WORKSHOP AND METAL STORAGE. FIREPLACE. NEW SEWER LINES WITHIN PAST 10 YEARS. JUST WAITING FOR YOUR PERSONAL TOUCHES. LEVEL LOT THAT'S EASY TO MAINTAIN. ATTIC STORAGE WITH PULL DOWN STAIRS. HOME IS SOLD AS IS. SEE THIS HOME BEFORE IT'S GONE!!

20. 2021-09-03
    listed $129,000 421-char remark

    Show marketing remark (421 chars)

    OLDER RANCH STYLE HOME IS LOCATED IN THE CONVENIENT NORTH FLORENCE AND CLOSE TO UNA AND 7 POINTS. THIS 4 BEDROOM HOME IS PERFECT FOR STARTER HOME OR INVESTORS. GREAT NEIGHBORHOOD. WORKSHOP AND METAL STORAGE. FIREPLACE. NEW SEWER LINES WITHIN PAST 10 YEARS. JUST WAITING FOR YOUR PERSONAL TOUCHES. LEVEL LOT THAT'S EASY TO MAINTAIN. ATTIC STORAGE WITH PULL DOWN STAIRS. HOME IS SOLD AS IS. SEE THIS HOME BEFORE IT'S GONE!!

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,905
• − Mortgage interest: −$9,243
• − Property taxes: −$1,424
• − Insurance: −$825
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,800
• Taxable income: $2,109
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $4,166/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

+51.2% since first listed

4 events — show timeline

• 2026-03-19 Listed $195,000 SAARMLS
• 2021-11-18 Sold (Public Records) $125,000 Public Records
• 2021-11-15 Sold (MLS) $125,000 SAARMLS
• 2021-09-03 Listed $129,000 SAARMLS

Property tax history

+12.3%/yr

Latest (2025): $1,424 · +116.2% YoY. Source: county tax records.