1010 W Irvine Ave · Florence, AL 35630

$100,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 78 Days on market

Built 1958 8,712 sqft lot $111/sqft · 128% above area

---

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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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 and affordable 3-bedroom, 1-bath home located at 1010 West Irvine Ave in Florence, Alabama. This 928 sq. ft. property features original hardwood floors throughout, adding timeless character and warmth. The home boasts an updated exterior and a new hot water heater, offering peace of mind for the next owner. With a functional layout and solid bones, this property is perfect for investors looking to add to their portfolio or first-time homebuyers seeking a great entry into homeownership. Conveniently located near local amenities, shopping, and schools. Don't miss this excellent opportunity.

Key facts

• Solid bones
• Updated exterior
• New hot water heater

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED EXTERIOR
• NEW HOT WATER HEATER
• FUNCTIONAL LAYOUT
• SOLID BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) 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: built in 1958 — 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1958 — 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: 1.12% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $45,203
• List price: $100,000
• Delta: 121.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Irvine Ave	0.20mi	3/1.0	897 (-0%)	8mo	$71,000	$79	84
954 Beale St	0.09mi	3/1.0	864 (-4%)	18mo	$60,000	$69	74
1009 Ridgeway St	0.56mi	2/1.0 (-1)	912 (+1%)	1mo	$125,000	$137	65
1138 Ridgeway St	0.55mi	2/1.0 (-1)	936 (+4%)	5mo	$60,000	$64	59
215 Burgess St	0.37mi	2/1.0 (-1)	1,022 (+14%)	2mo	$35,000	$34	54
307 Hillcrest Cir	0.62mi	3/1.0	934 (+4%)	14mo	$73,333	$79	54
311 Hillcrest Cir	0.63mi	2/1.0 (-1)	848 (-6%)	14mo	$73,333	$86	45
1109 Ridgeway St	0.56mi	2/1.0 (-1)	770 (-14%)	8mo	$95,000	$123	38
315 Hillcrest Cir	0.64mi	2/1.0 (-1)	784 (-13%)	14mo	$73,333	$94	32
917 Dixie Ave	0.70mi	2/2.0 (-1)	1,026 (+14%)	9mo	$98,000	$96	28
908 Cumberland St	0.68mi	2/1.0 (-1)	805 (-11%)	22mo	$45,000	$56	27

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $5,759
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.59×
• Total profit: $44,627
• Equity at exit: $8,646

Cash invested: $28,000 (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.

Methodology + full state rankings →

ZIP-level market 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 268
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $287

Break-even live

Break-even rent $757

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Court St Unit 1 Florence, AL	2.0	1.5	1000	$850	$0.85	43d	1	0.85mi
1246 Graham Ave Unit 30 Florence, AL	2.0	1.0	650	$695	$1.07	43d	1	1.17mi
418 N Poplar St Florence, AL	2.0	2.0	1000	$995	$0.99	43d	1	1.18mi
520 E Tuscaloosa St Unit 520-C Florence, AL	2.0	1.0	900	$995	$1.11	43d	1	1.23mi
939 N Royal Ave Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.28mi
1034 N Royal Ave Unit 2 Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.32mi

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 78 DOM
2. 2026-06-18
   days on market $100,000 Active 77 DOM
3. 2026-06-17
   days on market $100,000 Active 76 DOM
4. 2026-06-16
   days on market $100,000 Active 75 DOM
5. 2026-06-15
   days on market $100,000 Active 74 DOM
6. 2026-06-14
   days on market $100,000 Active 72 DOM
7. 2026-06-13
   days on market $100,000 Active 71 DOM
8. 2026-06-10
   days on market $100,000 Active 69 DOM
9. 2026-06-09
   days on market $100,000 Active 68 DOM
10. 2026-06-08
    days on market $100,000 Active 67 DOM
11. 2026-06-05
    days on market $100,000 Active 63 DOM
12. 2026-06-02
    days on market $100,000 Active 61 DOM
13. 2026-06-01
    days on market $100,000 Active 60 DOM
14. 2026-05-31
    days on market $100,000 Active 59 DOM
15. 2026-05-30
    days on market $100,000 Active 58 DOM
16. 2026-05-04
    status Active 604-char remark

    Show marketing remark (604 chars)

    Charming and affordable 3-bedroom, 1-bath home located at 1010 West Irvine Ave in Florence, Alabama. This 928 sq. ft. property features original hardwood floors throughout, adding timeless character and warmth. The home boasts an updated exterior and a new hot water heater, offering peace of mind for the next owner. With a functional layout and solid bones, this property is perfect for investors looking to add to their portfolio or first-time homebuyers seeking a great entry into homeownership. Conveniently located near local amenities, shopping, and schools. Don't miss this excellent opportunity.

17. 2026-04-13
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Charming and affordable 3-bedroom, 1-bath home located at 1010 West Irvine Ave in Florence, Alabama. This 928 sq. ft. property features original hardwood floors throughout, adding timeless character and warmth. The home boasts an updated exterior and a new hot water heater, offering peace of mind for the next owner. With a functional layout and solid bones, this property is perfect for investors looking to add to their portfolio or first-time homebuyers seeking a great entry into homeownership. Conveniently located near local amenities, shopping, and schools. Don't miss this excellent opportunity.

18. 2026-03-11
    listed $105,000 Active 604-char remark

    Show marketing remark (604 chars)

    Charming and affordable 3-bedroom, 1-bath home located at 1010 West Irvine Ave in Florence, Alabama. This 928 sq. ft. property features original hardwood floors throughout, adding timeless character and warmth. The home boasts an updated exterior and a new hot water heater, offering peace of mind for the next owner. With a functional layout and solid bones, this property is perfect for investors looking to add to their portfolio or first-time homebuyers seeking a great entry into homeownership. Conveniently located near local amenities, shopping, and schools. Don't miss this excellent opportunity.

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$29/yr (+$2/mo · 7.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $13,447
• − Mortgage interest: −$5,602
• − Property taxes: −$381
• − Insurance: −$500
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,909
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $2,992/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

• 2026-05-04 Relisted — SAARMLS
• 2026-04-13 Pending — SAARMLS
• 2026-03-11 Listed $105,000 SAARMLS

Property tax history

+1.8%/yr

Latest (2025): $381 · -16.0% YoY. Source: county tax records.