1828 Maple Ave · Florence, AL 35630

$164,900

4 bd · 1.5 ba · 1,569 sqft · SingleFamily public records · 103 Days on market

Built 1985 0.55 ac lot Est $195k · 15% under

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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 +23.2/30.0
• ARV discount +14.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• 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

Welcome to 1828 Maple Ave — a move-in ready home packed with space, value, and opportunity! This freshly painted 4-bedroom, 1.5-bath home sits on a rare double lot, giving you extra room that’s hard to find at this price point. Perfect for first-time buyers looking for more space without breaking the budget, or investors searching for a solid rental with strong potential. The flexible 4-bedroom layout allows room for a home office, guest space, or growing family needs. Step outside and you’ll find a 2-car garage/shop — ideal for storage, hobbies, a workshop, or even additional income possibilities. The oversized lot gives you endless options: park multiple vehicles,

Key facts

• Double lot
• Bonus room
• Carport

Tags

• DOUBLE LOT
• BONUS ROOM
• CARPORT
• DETACHED GARAGE
• OUTDOOR ACTIVITIES

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Has a carport (1 carport space)
• Utilities: Public sewer
• Home design: Single-family residence (residential property)
• Construction: Above-grade finished area approximately 1,569
• Exterior features: Lot approximately 150 x 160 (0.55 acres); Subdivision: Elting Park

Interior

• Bedrooms: Four main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 8.5% 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: Harlan Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 402 students, 90% 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 59% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 268 active listings in the ZIP; 4 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).
• This rent runs 45% 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.05% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $194,556
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1926 Randolph St	0.19mi	4/2.0	1,585 (+1%)	3mo	$205,000	$129	85
504 Imperial Dr	0.22mi	3/1.5 (-1)	1,628 (+4%)	1mo	$185,000	$114	77
459 Francis Ave	0.38mi	3/1.5 (-1)	1,569 (0%)	3mo	$225,000	$143	74
1602 Chisholm Rd	0.30mi	3/1.0 (-1)	1,661 (+6%)	3mo	$202,000	$122	67
208 Roosevelt Ave	0.59mi	4/2.0	1,500 (-4%)	1mo	$219,900	$147	62
2314 Haviland Dr	0.57mi	3/2.0 (-1)	1,607 (+2%)	2mo	$200,000	$124	61
2331 Mcburney Dr	0.67mi	4/2.0	1,616 (+3%)	1mo	$219,000	$136	61
541 Eugenia St	0.39mi	3/2.0 (-1)	1,450 (-8%)	2mo	$268,900	$185	61
407 Seymore Ave	0.72mi	3/2.0 (-1)	1,600 (+2%)	0mo	$199,000	$124	56
2332 Mcburney Dr	0.65mi	3/2.0 (-1)	1,683 (+7%)	3mo	$187,000	$111	48
319 Garfield Ave	0.66mi	3/2.0 (-1)	1,700 (+8%)	2mo	$210,000	$124	46
2314 Norwood Blvd	0.61mi	3/1.5 (-1)	1,371 (-13%)	0mo	$95,000	$69	45

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,103
• Equity at exit: $24,587

10-year hold

• IRR: 9.6%
• Equity multiple: 1.84×
• Total profit: $38,999
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $234

Break-even live

Break-even rent $1,438

Max offer price $164,900

Occupancy floor 82%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.54mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	44d	1	0.89mi
114 Cedarcrest Dr Florence, AL	3.0	2.5	1600	$1,400	$0.88	44d	1	1.37mi
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	44d	1	1.45mi

Listing history 18 events

1. 2026-06-19
   days on market $164,900 Active 103 DOM
2. 2026-06-18
   days on market $164,900 Active 102 DOM
3. 2026-06-17
   days on market $164,900 Active 101 DOM
4. 2026-06-16
   days on market $164,900 Active 100 DOM
5. 2026-06-15
   days on market $164,900 Active 99 DOM
6. 2026-06-14
   days on market $164,900 Active 97 DOM
7. 2026-06-13
   days on market $164,900 Active 96 DOM
8. 2026-06-10
   days on market $164,900 Active 94 DOM
9. 2026-06-09
   days on market $164,900 Active 93 DOM
10. 2026-06-08
    days on market $164,900 Active 92 DOM
11. 2026-06-05
    days on market $164,900 Active 88 DOM
12. 2026-06-02
    days on market $164,900 Active 86 DOM
13. 2026-06-01
    days on market $164,900 Active 85 DOM
14. 2026-05-31
    days on market $164,900 Active 84 DOM
15. 2026-05-30
    days on market $164,900 Active 83 DOM
16. 2026-05-22
    status Active
17. 2026-04-08
    status Pending
18. 2026-01-21
    listed $164,900 Active

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,630 · $136/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 5/10 Major 23% 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: $20,799
• − Mortgage interest: −$9,237
• − Property taxes: −$1,630
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,797
• Taxable income: $185
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,758/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

3 events — show timeline

• 2026-05-22 Relisted — SAARMLS
• 2026-04-08 Pending — SAARMLS
• 2026-01-21 Listed $164,900 SAARMLS

Property tax history

+7.5%/yr

Latest (2025): $1,630 · +6.9% YoY. Source: county tax records.