803 Cypress Mill Rd · Florence, AL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $916 – $1,700
Heat risk 6/10 · Moderate
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 19 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 19.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +9.7/10.0
- Livability +4.1/5.0
- Rent growth +4.0/5.0
- Condition / age +3.8/5.0
- Schools +2.6/10.0
- Appreciation +0.0/10.0
$125,000
803 Cypress Mill Rd · Florence, AL 35630
4 bd · 2.0 ba · 1,896 sqft · SingleFamily
public records
· 17 Days on market
Built 1949
1.00 ac lot
Garage
$66/sqft
· 33% below area
Est $185k · 33% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Being sold AS IS, this spacious 4-bedroom, 2-bath home offers excellent potential for investors or buyers looking for their next renovation project. The property requires repairs, including HVAC repairs and foundation work, and will not qualify for traditional financing. Situated on approximately 1 acre, the home features a large private covered back deck, a walk-out basement, and a one-car garage. Fresh interior paint and new LVP flooring provide a great starting point for renovations. Conveniently located just minutes from UNA and downtown Florence, this property offers an opportunity to bring your vision to life and unlock its potential. All info to be verified by Buyer.
Key facts
- Approximately 1 acre
- Walk-out basement
- New lvp flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $125k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $675 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $125k).
- Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
- Cap rate 12.8% vs local median 3.9% 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: Forest Hills School (math 39% / reading 65%, grade C-, #102 of 627 statewide, top 17%, 831 students, 45% 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).
- Market conditions: Rents rising fast (+6.2%/yr); 506 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 185d 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 $1,840/mo this rent would consume 48% of the median local household income ($46k/yr) — 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
- At projected returns (-3.0% appreciation + 6.2% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 17 days — a 2% lower offer ($123k) 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
$123,125
(1.5% below list)
Questions for the listing agent
- Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.47% ✓
- Cap rate
- 12.78%
- Cash-on-cash
- 23.15%
- DSCR
- 2.03
- GRM
- 5.7
CMA / ARV
- ARV (median comp)
- $185,197
- List price
- $125,000
- Delta
- -32.50%
- 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 |
|---|---|---|---|---|---|---|---|
| 1165 Henson Dr | 0.27mi | 3/2.0 (-1) | 1,839 (-3%) | 7mo | $189,900 | $103 | 72 |
| 1626 Ridge Ave | 0.34mi | 3/2.0 (-1) | 2,000 (+6%) | 5mo | $217,000 | $109 | 66 |
| 1080 Dixie Ave | 0.51mi | 4/2.0 | 2,020 (+6%) | 4mo | $307,000 | $152 | 62 |
| 1115 Wildwood Park Rd | 0.39mi | 4/2.5 | 2,100 (+11%) | 5mo | $310,000 | $148 | 58 |
| 1627 Ridge Ave | 0.32mi | 3/2.5 (-1) | 1,674 (-12%) | 1mo | $175,000 | $105 | 58 |
| 1607 Ridge Ave | 0.31mi | 3/2.0 (-1) | 1,645 (-13%) | 4mo | $205,000 | $125 | 56 |
| 319 Garfield Ave | 0.51mi | 3/2.0 (-1) | 1,700 (-10%) | 6mo | $210,000 | $124 | 48 |
| 513 Haley Ave | 0.58mi | 4/2.0 | 2,171 (+14%) | 2mo | $375,000 | $173 | 47 |
| 1909 Erskine Dr | 0.65mi | 3/2.5 (-1) | 1,850 (-2%) | 16mo | $395,000 | $214 | 45 |
| 217 Bayless Ave | 0.75mi | 4/2.0 | 2,058 (+8%) | 12mo | $250,000 | $121 | 41 |
| 201 W Duncan Ave | 0.71mi | 4/2.0 | 2,076 (+10%) | 14mo | $170,000 | $82 | 40 |
| 1010 Stewart Ave | 0.68mi | 3/2.0 (-1) | 1,695 (-11%) | 8mo | $243,000 | $143 | 39 |
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
- 19.5%
- Equity multiple
- 1.82×
- Total profit
- $28,805
- Equity at exit
- $18,638
10-year hold
- IRR
- 29.8%
- Equity multiple
- 4.06×
- Total profit
- $106,981
- Equity at exit
- $10,808
Cash invested: $35,000 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 11 active · 20 under contract
- Months of supply
- 3.7 mo (27%/mo absorbed)
- Median asking
- $284,900 ($155/sqft)
- Median days on market
- 54 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -37.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 35630
- Home prices YoY
- -33.7%
- Rents YoY
- 6.2%
- Active inventory
- 506
- Price-to-rent
- 5.7×
Monthly cashflow live
↻
- Estimated rent
- $1,840 high interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax from tax record
- −$71 /mo · $853/yr
- Insurance
- −$52
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$386
- Net cashflow
- $675
Break-even live
Break-even rent
$986
Max offer price
$125,000
Occupancy floor
58%
Sensitivity live
| Price | -10% $746 | -5% $711 | +0% $675 | +5% $640 | +10% $605 |
|---|---|---|---|---|---|
| Rent | -10% $530 | -5% $603 | +0% $675 | +5% $748 | +10% $821 |
| Rate | -1.0pp $738 | -0.5pp $707 | base $675 | +0.5pp $643 | +1.0pp $610 |
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
- $31,250
- Closing costs
- $3,750
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 184d | 1 | 0.74mi |
| 135 Gilbert Ct Florence, AL | 5.0 | 3.0 | 2500 | $2,250 | $0.90 | 184d | 1 | 0.85mi |
| 1023 N Royal Ave Florence, AL | 3.0 | 2.0 | 1900 | $1,625 | $0.86 | 51d | 1 | 1.01mi |
| 2370 Roberts Ln Florence, AL | 3.0 | 2.0 | 1716 | $1,650 | $0.96 | 184d | 1 | 1.23mi |
| 798 N Royal Ave Florence, AL | 4.0 | 1.5 | 1849 | $1,600 | $0.87 | 37d | 1 | 1.38mi |
Property features AI
Exterior
- Parking
- Attached front-entry garage with 1 spaceDriveway
- Utilities
- Public waterPublic sewerElectricity connectedCable available
- Home design
- One storyFixer
- Exterior features
- BackyardCovered porchDeck
Interior
- Bedrooms
- 4 bedrooms, all on the main level
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- Ceiling fansLaminate countersPantryCrawl spaceOther basement area
- Laundry & utility
- Laundry room in the hall on the main levelElectric dryer hookupWasher hookup
Listing history 50 events
-
2026-11-08days on market $125,000 Active 17 DOM
-
2026-11-07days on market $125,000 Active 16 DOM
-
2026-11-06days on market $125,000 Active 15 DOM
-
2026-11-05days on market $125,000 Active 14 DOM
-
2026-11-04days on market $125,000 Active 13 DOM
-
2026-11-02days on market $125,000 Active 11 DOM
-
2026-11-01days on market $125,000 Active 10 DOM
-
2026-10-31days on market $125,000 Active 9 DOM
-
2026-10-30days on market $125,000 Active 8 DOM
-
2026-10-29days on market $125,000 Active 7 DOM
-
2026-10-28days on market $125,000 Active 6 DOM
-
2026-10-27days on market $125,000 Active 5 DOM
-
2026-10-26days on market $125,000 Active 4 DOM
-
2026-10-25days on market $125,000 Active 3 DOM
-
2026-10-24days on market $125,000 Active 2 DOM
-
2026-10-23remarks 682-char remark
-
2026-10-23pricedays on market $125,000 Active 1 DOM
-
2026-09-05days on market $159,000 Active 166 DOM
-
2026-09-04days on market $159,000 Active 165 DOM
-
2026-09-03days on market $159,000 Active 164 DOM
-
2026-09-02days on market $159,000 Active 163 DOM
-
2026-08-30days on market $159,000 Active 160 DOM
-
2026-08-29days on market $159,000 Active 159 DOM
-
2026-08-28days on market $159,000 Active 158 DOM
-
2026-08-27days on market $159,000 Active 157 DOM
-
2026-08-26days on market $159,000 Active 156 DOM
-
2026-08-25days on market $159,000 Active 155 DOM
-
2026-08-24days on market $159,000 Active 154 DOM
-
2026-08-23days on market $159,000 Active 153 DOM
-
2026-08-22days on market $159,000 Active 152 DOM
-
2026-08-21days on market $159,000 Active 151 DOM
-
2026-08-20days on market $159,000 Active 150 DOM
-
2026-08-19days on market $159,000 Active 149 DOM
-
2026-08-18days on market $159,000 Active 148 DOM
-
2026-08-17days on market $159,000 Active 147 DOM
-
2026-08-16days on market $159,000 Active 146 DOM
-
2026-08-15days on market $159,000 Active 145 DOM
-
2026-08-14days on market $159,000 Active 144 DOM
-
2026-08-13days on market $159,000 Active 143 DOM
-
2026-08-12days on market $159,000 Active 142 DOM
-
2026-08-11days on market $159,000 Active 141 DOM
-
2026-08-10days on market $159,000 Active 140 DOM
-
2026-08-09days on market $159,000 Active 139 DOM
-
2026-08-08days on market $159,000 Active 138 DOM
-
2026-08-07days on market $159,000 Active 137 DOM
-
2026-08-06days on market $159,000 Active 136 DOM
-
2026-08-05days on market $159,000 Active 135 DOM
-
2026-08-04days on market $159,000 Active 134 DOM
-
2026-08-03days on market $159,000 Active 133 DOM
-
2026-07-31days on market $159,000 Active 130 DOM
ⓘ 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 1/10 Low
- 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $22,085
- − Mortgage interest
- −$7,002
- − Property taxes
- −$853
- − Insurance
- −$625
- − Repairs & maintenance
- −$1,767
- − Management
- −$1,767
- − Depreciation
- −$3,636
- Taxable income
- $6,435
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,545
- After-tax cash flow
- $6,559/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.
Condition & rehab AI · 9 photos
75/100
Cosmetic rehab
Est. rehab $9,480–$28,440 screening
This home is in good condition with fresh paint and LVP flooring throughout. It has a good exterior and landscaping, making it a good candidate for a cosmetic renovation to enhance its resale value.
Value-add opportunities
- Resale Painting the exterior and adding a fresh coat of paint to the exterior of the home — Fresh paint can enhance the curb appeal and make the home more attractive to potential buyers. ↑
- Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the rental value of the property. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 26/100
Zoned Schools
Elementary
Harlan Elementary School
F
AL #467/627
Nat'l #33,738/41,679
Middle
Florence Middle School
F
AL #101/257
Nat'l #8,059/14,009
High
Florence Freshman Center
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
A
Composite livability gradescore 82/100
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 · 93,386 people
- City population
- 34,028
- Metro
- Florence-Muscle Shoals, AL
- Population (ZIP)
- 34,028
- Household income
- $46,304
- Rent vs Own
- Severe rent burden
- 7% of renters
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%
- 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
+84.1% since first listed7 events — show timeline
- 2026-10-22 Listed $125,000 SAARMLS
- 2026-06-23 Price Changed $159,000 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%/yrLatest (2025): $853 · +6.9% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…