520 Short St · Florence, AL 35630

$174,900

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 5 Days on market

Built 1979 0.25 ac lot Est $194k · 10% under

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Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +12.0/15.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your freshly updated dream home! This stunning 3-bedroom, 2-bath ranch offers true one-level living with a modern feel. Step inside to discover brand-new, durable laminate flooring and a neutral, fresh paint palette that complements any décor. The heart of the home is the newly renovated kitchen, featuring sleek stainless steel appliances, new countertops, and stylish fixtures. Both bathrooms have been updated with modern vanities and fixtures. Enjoy the peace of mind of a turn-key property, ready for you to move in and enjoy!

Key facts

• One-level living
• Modern vanities
• New countertops

Tags

• ONE-LEVEL LIVING
• NEWLY RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW COUNTERTOPS
• MODERN VANITIES

Property features AI

Exterior

• Parking: Detached driveway; 1-car detached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; R1 zoning
• Construction: Brick and vinyl siding exterior; Shingle/composition roof; Slab foundation; Built area above grade: 1,600
• Exterior features: Deck; Front porch; Chain link fencing; Back yard; City lot; Level lot; Asphalt road access; Public-maintained road; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fans; Electric cooling
• Interior features: Granite counters; Eat-in kitchen; 8 total rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $2 ($29/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 $139k (20.4% below list).
• Recommended offer: $139k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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); 270 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 36% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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

• 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 $139,149 (20.4% below list)

Questions for the listing agent

1. Built in 1979 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $194,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 N Fulton St	0.52mi	3/2.0	1,312 (-2%)	5mo	$238,000	$181	69
501 N Fulton St N	0.50mi	3/2.0	1,370 (+3%)	4mo	$174,900	$128	69
110 Normandy Dr	0.29mi	3/1.0	1,375 (+3%)	14mo	$139,650	$102	66
214 N Weakley St	0.24mi	2/1.0 (-1)	1,240 (-7%)	8mo	$159,500	$129	62
29 S Crown St	0.54mi	3/2.0	1,260 (-5%)	8mo	$240,000	$190	59
25 S Crown St	0.53mi	3/2.0	1,260 (-5%)	13mo	$247,900	$197	56
21 S Crown St	0.52mi	3/2.0	1,260 (-5%)	15mo	$240,000	$190	54
221 N O'neal St	0.64mi	3/2.0	1,215 (-9%)	9mo	$177,500	$146	48
321 N Prairie St	0.53mi	2/2.0 (-1)	1,230 (-8%)	14mo	$239,900	$195	46
221 N Fulton St	0.45mi	2/1.0 (-1)	1,144 (-14%)	4mo	$149,900	$131	43
15 S Orleans St	0.42mi	2/2.0 (-1)	1,134 (-15%)	13mo	$132,500	$117	40
2711 Huntsville Rd	0.61mi	3/1.0	1,186 (-11%)	14mo	$160,000	$135	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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-23,643
• Equity at exit: $26,078

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-461
• Equity at exit: $15,122

Cash invested: $48,972 (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: 270
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$917
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $2

Break-even live

Break-even rent $1,388

Max offer price $174,900

Occupancy floor 95%

Sensitivity live

Price	-10% $101	-5% $52	+0% $2	+5% $-47	+10% $-97
Rent	-10% $-108	-5% $-53	+0% $2	+5% $57	+10% $112
Rate	-1.0pp $90	-0.5pp $47	base $2	+0.5pp $-43	+1.0pp $-89

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 N Broadway St Florence, AL	3.0	2.0	1125	$1,450	$1.29	45d	1	0.06mi
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	45d	1	0.51mi
4026 Peachtree St Florence, AL	3.0	2.0	1660	$1,300	$0.78	45d	1	0.68mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	45d	1	0.78mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	45d	5	0.83mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	45d	2	1.01mi
2021 Cloyd Blvd Florence, AL	2.0	2.0	1100	$895	$0.81	45d	4	1.15mi
114 Cedarcrest Dr Florence, AL	3.0	2.5	1600	$1,400	$0.88	45d	1	1.24mi
1610 Mockingbird Ct Florence, AL	2.0	2.0	1100	$895	$0.81	45d	6	1.31mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   listed $174,900 Active
3. 2008-04-23
   listed $87,000

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,698
• − Mortgage interest: −$9,797
• − Property taxes: −$1,282
• − Insurance: −$874
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$5,088
• Taxable loss: −$3,015
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $752/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

+101.0% since first listed

3 events — show timeline

• 2026-05-13 Pending — SAARMLS
• 2026-05-07 Listed $174,900 SAARMLS
• 2008-04-23 Listed $87,000 SAARMLS

Property tax history

+4.5%/yr

Latest (2025): $1,282 · +7.0% YoY. Source: county tax records.