320 S Richards St · Florence, AL 35630

$90,000

2 bd · 1.0 ba · 676 sqft · SingleFamily public records · 48 Days on market

Built 1948 7,405 sqft lot $133/sqft · 40% above area Est $76k · 18% over

---

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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for first-time buyers, investors, or downsizers! This 2-bedroom, 1-bath home features an unfinished basement, cozy living space, and nice natural light throughout. Conveniently located

Key facts

• 7,405 sq ft lot
• Built 1948
• Listed 47 days

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 150 (0.17 acre)

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Sewer: unknown
• Home design: Single family residence (residential property); Above-grade finished living area: 798; Zoned R2; Subdivision: City of Florence
• Construction: Basement: block construction, unfinished, exterior entry
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Laminate counters; Total of 5 rooms; Unfinished block basement with exterior entry
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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

• Watch-outs: built in 1948 — 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $76,020
• List price: $90,000
• Delta: 18.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Kirkman St	0.27mi	1/1.0 (-1)	694 (+3%)	18mo	$36,500	$53	62

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $4,943
• Equity at exit: $13,419

10-year hold

• IRR: 16.9%
• Equity multiple: 2.58×
• Total profit: $39,780
• Equity at exit: $7,782

Cash invested: $25,200 (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: 268
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $254

Break-even live

Break-even rent $698

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 E Mobile St Unit 2 Florence, AL	1.0	1.0	550	$775	$1.41	43d	1	1.24mi
511 E Tombigbee St Unit 3 Florence, AL	1.0	1.0	500	$650	$1.30	43d	1	1.46mi

Listing history 25 events

1. 2026-06-19
   days on market $90,000 Active 48 DOM
2. 2026-06-18
   days on market $90,000 Active 47 DOM
3. 2026-06-17
   days on market $90,000 Active 46 DOM
4. 2026-06-16
   days on market $90,000 Active 45 DOM
5. 2026-06-15
   days on market $90,000 Active 44 DOM
6. 2026-06-14
   days on market $90,000 Active 42 DOM
7. 2026-06-13
   days on market $90,000 Active 41 DOM
8. 2026-06-10
   days on market $90,000 Active 39 DOM
9. 2026-06-09
   days on market $90,000 Active 38 DOM
10. 2026-06-08
    days on market $90,000 Active 37 DOM
11. 2026-06-05
    days on market $90,000 Active 33 DOM
12. 2026-06-02
    days on market $90,000 Active 31 DOM
13. 2026-06-01
    days on market $90,000 Active 30 DOM
14. 2026-05-31
    days on market $90,000 Active 29 DOM
15. 2026-05-30
    days on market $90,000 Active 28 DOM
16. 2026-05-01
    listed $90,000 Active 202-char remark
17. 2025-11-14
    listed $103,000 Active
18. 2023-06-16
    soldstatus $94,000 Closed
19. 2023-06-16
    soldstatus $94,000
20. 2023-03-22
    status Pending
21. 2023-02-07
    price $90,000
22. 2023-01-16
    status Active
23. 2023-01-14
    status Pending
24. 2023-01-02
    listed $92,500 Active
25. 2014-10-10
    listed $17,400

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $501 · $42/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 ≥107°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,234
• − Mortgage interest: −$5,041
• − Property taxes: −$501
• − Insurance: −$450
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,618
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,650/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

+417.2% since first listed

10 events — show timeline

• 2026-05-01 Listed $90,000 SAARMLS
• 2025-11-14 Listed $103,000 SAARMLS
• 2023-06-16 Sold (Public Records) $94,000 Public Records
• 2023-06-16 Sold (MLS) $94,000 SAARMLS
• 2023-03-22 Pending — SAARMLS
• 2023-02-07 Price Changed $90,000 SAARMLS
• 2023-01-16 Relisted — SAARMLS
• 2023-01-14 Pending — SAARMLS
• 2023-01-02 Listed $92,500 SAARMLS
• 2014-10-10 Listed $17,400 SAARMLS

Property tax history

+20.2%/yr

Latest (2025): $501 · +6.9% YoY. Source: county tax records.