1721 Sherrod Ave · Florence, AL 35630

$184,900

4 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 25 Days on market

Built 1940 10,454 sqft lot Est $193k · at est.

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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 +23.9/30.0
• ARV discount +9.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• 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

Updated, ready to move in, new HVAC, 4 bedroom, 2 bath house in north Florence in great neighborhood. Yard is filled with flowers, has 2 storage building in backyrd & patio off from kitchen. 1 bath will allow wheelchair access.

Key facts

• Fenced yard
• En-suite full bath
• Patio

Tags

• HARDWOOD FLOORS
• BUILT-INS
• EN-SUITE FULL BATH
• OVERSIZED LAUNDRY ROOM
• FENCED YARD
• PATIO

Property features AI

Exterior

• Parking: Attached carport; 2 carport spaces; Concrete parking surface
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; R1 zoning
• Construction: Vinyl siding exterior; Composition roof; About 1,500 above-grade finished area
• Exterior features: Few trees on the lot; Patio

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; Patio
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/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 $184k (0.4% below list).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 2 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• At $1,842/mo this rent would consume 48% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $182,126 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.00% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $193,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Seymore Ave	0.13mi	3/2.0 (-1)	1,600 (+3%)	0mo	$199,000	$124	84
208 Roosevelt Ave	0.35mi	4/2.0	1,500 (-4%)	1mo	$219,900	$147	77
319 Garfield Ave	0.17mi	3/2.0 (-1)	1,700 (+9%)	2mo	$210,000	$124	70
1926 Randolph St	0.57mi	4/2.0	1,585 (+2%)	3mo	$205,000	$129	69
202 Seymore Ave	0.20mi	3/3.0 (-1)	1,500 (-4%)	11mo	$194,900	$130	67
321 Calhoun Dr	0.49mi	3/2.0 (-1)	1,513 (-3%)	1mo	$185,000	$122	66
1413 Pine St	0.36mi	4/2.0	1,446 (-7%)	9mo	$150,000	$104	63
121 E Duncan Ave E	0.36mi	3/1.5 (-1)	1,500 (-4%)	9mo	$160,000	$107	63
237 Wilson Ave	0.28mi	3/1.0 (-1)	1,447 (-7%)	12mo	$144,300	$100	56
541 Eugenia St	0.65mi	3/2.0 (-1)	1,450 (-7%)	2mo	$268,900	$185	51
1602 Chisholm Rd	0.67mi	3/1.0 (-1)	1,661 (+6%)	3mo	$202,000	$122	46
540 Eugenia St	0.68mi	3/2.0 (-1)	1,350 (-13%)	11mo	$255,000	$189	31

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,135
• Equity at exit: $27,569

10-year hold

• IRR: 11.9%
• Equity multiple: 2.06×
• Total profit: $54,707
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $358

Break-even live

Break-even rent $1,388

Max offer price $184,900

Occupancy floor 76%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.39mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	43d	1	0.74mi

Listing history 28 events

1. 2026-06-19
   days on market $184,900 Active 25 DOM
2. 2026-06-18
   days on market $184,900 Active 24 DOM
3. 2026-06-17
   days on market $184,900 Active 23 DOM
4. 2026-06-17
   price $184,900 Active 22 DOM
5. 2026-06-16
   days on market $189,500 Active 22 DOM
6. 2026-06-15
   days on market $189,500 Active 21 DOM
7. 2026-06-14
   days on market $189,500 Active 19 DOM
8. 2026-06-13
   days on market $189,500 Active 18 DOM
9. 2026-06-10
   days on market $189,500 Active 16 DOM
10. 2026-06-09
    days on market $189,500 Active 15 DOM
11. 2026-06-08
    days on market $189,500 Active 14 DOM
12. 2026-06-05
    days on market $189,500 Active 10 DOM
13. 2026-06-02
    days on market $189,500 Active 8 DOM
14. 2026-06-01
    days on market $189,500 Active 7 DOM
15. 2026-05-31
    days on market $189,500 Active 6 DOM
16. 2026-05-30
    days on market $189,500 Active 5 DOM
17. 2026-05-25
    listed $189,500 Active
18. 2025-05-21
    historical $1,800
19. 2025-05-10
    price $1,800
20. 2025-04-23
    price $1,900
21. 2025-04-21
    listed $2,000
22. 2024-04-01
    soldstatus $200,000
23. 2021-06-15
    soldstatus $143,000
24. 2021-04-05
    listed $139,900
25. 2015-07-10
    soldstatus $81,000 233-char remark

    Show marketing remark (233 chars)

    Updated, ready to move in, new HVAC, 4 bedroom, 2 bath house in north Florence in great neighborhood. Yard is filled with flowers, has 2 storage building in backyrd & patio off from kitchen. 1 bath will allow wheelchair access.

26. 2015-03-20
    listed $81,000 233-char remark

    Show marketing remark (233 chars)

    Updated, ready to move in, new HVAC, 4 bedroom, 2 bath house in north Florence in great neighborhood. Yard is filled with flowers, has 2 storage building in backyrd & patio off from kitchen. 1 bath will allow wheelchair access.

27. 2010-04-30
    soldstatus $74,835
28. 2009-09-03
    listed $74,835

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$160/yr (+$13/mo · 26.8%)

ⓘ 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 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: $22,101
• − Mortgage interest: −$10,357
• − Property taxes: −$598
• − Insurance: −$924
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,379
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,988/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

+153.2% since first listed

12 events — show timeline

• 2026-05-25 Listed $189,500 SAARMLS
• 2025-05-21 Rental Removed $1,800 Avail
• 2025-05-10 Price Changed $1,800 Avail
• 2025-04-23 Price Changed $1,900 Avail
• 2025-04-21 Listed for Rent $2,000 Avail
• 2024-04-01 Sold (Public Records) $200,000 Public Records
• 2021-06-15 Sold (Public Records) $143,000 Public Records
• 2021-04-05 Listed $139,900 SAARMLS
• 2015-07-10 Sold (MLS) $81,000 SAARMLS
• 2015-03-20 Listed $81,000 SAARMLS
• 2010-04-30 Sold (MLS) $74,835 SAARMLS
• 2009-09-03 Listed $74,835 SAARMLS

Property tax history

-1.8%/yr

Latest (2025): $598 · -2.2% YoY. Source: county tax records.