819 Sannoner Ave · Florence, AL 35630

$185,000

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 20 Days on market

Built 1955 0.39 ac lot Est $202k · 8% 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 +20.7/30.0
• ARV discount +11.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• 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

NEAR UNA, 3 0R 4 BEDROOM HOME WITH GREAT HARDWOOD FLOORING. UPDATED, LARGE LIVING ROOM WITH FIREPLACE. UPDATED KITCHEN AND BATHROOMS. LARGE LOFT UPSTAIRS THAT COULD BE A 4TH BEDROOM OR BONUS ROOM. 2 LARGE OUTBUILDINGS-2 CAR GARAGE, AND WORKSHOP

Key facts

• Hardwood flooring
• Large loft
• Large living room

Tags

• HARDWOOD FLOORING
• LARGE LIVING ROOM
• FIREPLACE
• UPDATED KITCHEN
• UPDATED BATHROOMS
• LARGE LOFT

Property features AI

Finance

• Financial info: Annual property tax reported

Exterior

• Parking: Detached garage; 2 garage spaces; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Updated/remodeled condition
• Construction: Brick construction; Asbestos shingle roof; Crawl space foundation; Built area above grade: 1,500
• Exterior features: Private yard; Storage; Patio; Back yard fencing; Workshop (other structure); Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Living room fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $182k (1.4% below list).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• At $1,824/mo this rent would consume 47% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 1955 — 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.99% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Atlanta St	0.07mi	3/1.0 (-1)	1,340 (-7%)	1mo	$187,900	$140	77
1328 James St	0.34mi	3/2.0 (-1)	1,496 (+4%)	5mo	$161,000	$108	67
617 Cherry St	0.47mi	3/2.0 (-1)	1,395 (-3%)	4mo	$260,000	$186	63
541 Eugenia St	0.61mi	3/2.0 (-1)	1,450 (+1%)	2mo	$268,900	$185	62
1633 Cullman St	0.52mi	3/1.5 (-1)	1,384 (-4%)	4mo	$170,250	$123	61
810 E Tuscaloosa St	0.55mi	3/2.0 (-1)	1,390 (-4%)	1mo	$230,000	$165	61
209 Mattielou St E	0.49mi	3/2.0 (-1)	1,502 (+4%)	2mo	$196,500	$131	61
1625 Edgemont Dr	0.60mi	4/2.0	1,518 (+5%)	6mo	$220,000	$145	56
417 Howell St	0.42mi	3/1.0 (-1)	1,564 (+9%)	7mo	$189,000	$121	53
459 Francis Ave	0.55mi	3/1.5 (-1)	1,569 (+9%)	3mo	$225,000	$143	52
420 Simpson St	0.47mi	3/2.0 (-1)	1,299 (-10%)	6mo	$182,000	$140	50
504 Imperial Dr	0.72mi	3/1.5 (-1)	1,628 (+13%)	1mo	$185,000	$114	38

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,971
• Equity at exit: $27,584

10-year hold

• IRR: 8.9%
• Equity multiple: 1.77×
• Total profit: $39,952
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $251

Break-even live

Break-even rent $1,506

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $356	-5% $304	+0% $251	+5% $199	+10% $147
Rent	-10% $107	-5% $179	+0% $251	+5% $323	+10% $396
Rate	-1.0pp $345	-0.5pp $298	base $251	+0.5pp $203	+1.0pp $155

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	45d	1	0.65mi
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	45d	1	0.88mi

Listing history 14 events

1. 2026-06-21
   days on market $185,000 Active 20 DOM
2. 2026-06-19
   days on market $185,000 Active 18 DOM
3. 2026-06-18
   days on market $185,000 Active 17 DOM
4. 2026-06-17
   days on market $185,000 Active 16 DOM
5. 2026-06-16
   days on market $185,000 Active 15 DOM
6. 2026-06-15
   days on market $185,000 Active 14 DOM
7. 2026-06-14
   days on market $185,000 Active 12 DOM
8. 2026-06-13
   days on market $185,000 Active 11 DOM
9. 2026-06-10
   days on market $185,000 Active 9 DOM
10. 2026-06-09
    days on market $185,000 Active 8 DOM
11. 2026-06-08
    days on market $185,000 Active 7 DOM
12. 2026-06-05
    days on market $185,000 Active 3 DOM
13. 2026-06-02
    remarks 245-char remark
14. 2026-06-02
    listed $185,000 Active 1 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $21,893
• − Mortgage interest: −$10,363
• − Property taxes: −$1,712
• − Insurance: −$925
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,382
• Taxable income: $8
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $3,015/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

+85.2% since first listed

2 events — show timeline

• 2026-06-01 Listed $185,000 SAARMLS
• 2011-07-21 Listed $99,900 SAARMLS

Property tax history

+5.9%/yr

Latest (2025): $1,712 · +7.0% YoY. Source: county tax records.