803 Cypress Mill Rd · Florence, AL 35630

$189,900

4 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 90 Days on market

Built 1949 1.00 ac lot $100/sqft · 6% below area Est $182k · 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +5.6/15.0
• 1% rule +5.1/10.0
• 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

Charming 4BR/2BA home in Florence, just 5 minutes from UNA! Fresh paint and LVP flooring throughout create a clean, modern feel. Features a cozy front den, spacious kitchen with pantry, and a second den/dining area. Enjoy a screened porch, large private back porch, walk-out basement, and 1-car garage—perfect for your college student, living or investing!

Key facts

• Cozy front den
• Spacious kitchen
• Screened porch

Tags

• COZY FRONT DEN
• SPACIOUS KITCHEN
• SCREENED PORCH
• LARGE PRIVATE BACK PORCH
• WALK-OUT BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% 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); 269 active listings in the ZIP; 3 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 $1,910/mo this rent would consume 49% 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 $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.01% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (median comp): $182,269
• List price: $189,900
• Delta: 4.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 Henson Dr	0.27mi	3/2.0 (-1)	1,839 (-3%)	2mo	$189,900	$103	76
1626 Ridge Ave	0.34mi	3/2.0 (-1)	2,000 (+6%)	1mo	$217,000	$109	69
1115 Wildwood Park Rd	0.39mi	4/2.5	2,100 (+11%)	1mo	$310,000	$148	61
108 Baker Dr	0.07mi	3/1.0 (-1)	1,680 (-11%)	15mo	$160,000	$95	56
319 Garfield Ave	0.51mi	3/2.0 (-1)	1,700 (-10%)	2mo	$210,000	$124	52
1039 Stewart Ave	0.58mi	3/2.0 (-1)	1,952 (+3%)	14mo	$299,900	$154	51
1909 Erskine Dr	0.65mi	3/2.5 (-1)	1,850 (-2%)	12mo	$395,000	$214	49
217 Bayless Ave	0.75mi	4/2.0	2,058 (+8%)	7mo	$250,000	$121	45
201 W Duncan Ave	0.71mi	4/2.0	2,076 (+10%)	9mo	$170,000	$82	43
1010 Stewart Ave	0.68mi	3/2.0 (-1)	1,695 (-11%)	3mo	$243,000	$143	43
1117 Willingham Rd	0.66mi	3/2.0 (-1)	1,800 (-5%)	16mo	$252,500	$140	42
1025 Linwood St	0.60mi	3/2.0 (-1)	1,700 (-10%)	15mo	$234,900	$138	37

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,432
• Equity at exit: $28,315

10-year hold

• IRR: 11.8%
• Equity multiple: 2.05×
• Total profit: $55,833
• Equity at exit: $16,419

Cash invested: $53,172 (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: 269
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $363

Break-even live

Break-even rent $1,451

Max offer price $189,900

Occupancy floor 76%

Sensitivity live

Price	-10% $470	-5% $417	+0% $363	+5% $309	+10% $255
Rent	-10% $212	-5% $287	+0% $363	+5% $438	+10% $514
Rate	-1.0pp $458	-0.5pp $411	base $363	+0.5pp $314	+1.0pp $264

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.74mi
135 Gilbert Ct Florence, AL	5.0	3.0	2500	$2,250	$0.90	45d	1	0.85mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	45d	1	1.23mi

Listing history 22 events

1. 2026-06-21
   days on market $189,900 Active 90 DOM
2. 2026-06-19
   days on market $189,900 Active 88 DOM
3. 2026-06-18
   days on market $189,900 Active 87 DOM
4. 2026-06-17
   days on market $189,900 Active 86 DOM
5. 2026-06-16
   days on market $189,900 Active 85 DOM
6. 2026-06-15
   days on market $189,900 Active 84 DOM
7. 2026-06-14
   days on market $189,900 Active 82 DOM
8. 2026-06-13
   days on market $189,900 Active 81 DOM
9. 2026-06-10
   days on market $189,900 Active 79 DOM
10. 2026-06-09
    days on market $189,900 Active 78 DOM
11. 2026-06-08
    days on market $189,900 Active 77 DOM
12. 2026-06-05
    days on market $189,900 Active 73 DOM
13. 2026-06-02
    days on market $189,900 Active 71 DOM
14. 2026-06-01
    days on market $189,900 Active 70 DOM
15. 2026-05-31
    days on market $189,900 Active 69 DOM
16. 2026-05-30
    days on market $189,900 Active 68 DOM
17. 2026-03-23
    listed $189,900 Active 362-char remark

    Show marketing remark (362 chars)

    Charming 4BR/2BA home in Florence, just 5 minutes from UNA! Fresh paint and LVP flooring throughout create a clean, modern feel. Features a cozy front den, spacious kitchen with pantry, and a second den/dining area. Enjoy a screened porch, large private back porch, walk-out basement, and 1-car garage—perfect for your college student, living or investing!

18. 2025-07-18
    historical $1,250
19. 2025-07-05
    listed $1,250
20. 2023-09-02
    historical $1,150
21. 2023-08-17
    listed $1,150
22. 2015-08-08
    listed $67,900

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,919
• − Mortgage interest: −$10,637
• − Property taxes: −$853
• − Insurance: −$950
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$5,524
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $4,045/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

+179.7% since first listed

6 events — show timeline

• 2026-03-23 Listed $189,900 VMLS
• 2025-07-18 Rental Removed $1,250 APPFOLIO
• 2025-07-05 Listed for Rent $1,250 APPFOLIO
• 2023-09-02 Rental Removed $1,150 APPFOLIO
• 2023-08-17 Listed for Rent $1,150 APPFOLIO
• 2015-08-08 Listed $67,900 SAARMLS

Property tax history

+6.4%/yr

Latest (2025): $853 · +6.9% YoY. Source: county tax records.