609 N Eclipse St · Florence, AL 35630

$125,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 21 Days on market

Built 1960 Est $145k · 14% under

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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 +25.1/30.0
• ARV discount +13.7/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• 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

Last house on dead end street. Privacy, quite area. Located close to everything, yet surrounded by woods to block city noise. Some renovations have been done in the last two years. Kitchen has been opened up. Carpet has been removed hardwood floor underneath.

Key facts

• Hardwood floor
• Kitchen opened up
• Dead end street

Tags

• DEAD END STREET
• QUIET AREA
• SURROUNDED BY WOODS
• KITCHEN OPENED UP
• HARDWOOD FLOOR

Property features AI

Exterior

• Home design: Built in 1960
• Construction: Living area approximately 1,107 square feet
• Exterior features: Located in the East Florence subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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); 268 active listings in the ZIP; 9 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).
• This rent runs 33% 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/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

1. Built in 1960 — 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: 1.03% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $145,017
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Eclipse St	0.19mi	3/1.0	1,124 (+2%)	6mo	$90,000	$80	83
221 N Fulton St	0.30mi	2/1.0 (-1)	1,144 (+3%)	4mo	$149,900	$131	72
33 S Crown St	0.53mi	3/2.0	1,100 (-1%)	0mo	$215,000	$195	70
213 Normandy Dr	0.58mi	3/1.0	1,125 (+2%)	1mo	$135,000	$120	69
205 N Orleans St	0.40mi	3/1.0	1,044 (-6%)	5mo	$135,000	$129	68
32 S Fulton St	0.52mi	3/2.0	1,100 (-1%)	4mo	$219,900	$200	67
29 S Fulton St	0.52mi	3/2.0	1,100 (-1%)	8mo	$217,000	$197	64
16 Shoals Blvd	0.63mi	3/1.0	1,125 (+2%)	4mo	$175,000	$156	64
4110 Eastwood Dr	0.43mi	2/1.0 (-1)	1,056 (-5%)	6mo	$115,000	$109	62
216 N Eclipse St	0.35mi	2/1.0 (-1)	1,013 (-8%)	5mo	$125,000	$123	60
147 N Fulton St	0.36mi	3/1.0	960 (-13%)	7mo	$118,000	$123	56
29 S Crown St	0.52mi	3/2.0	1,260 (+14%)	8mo	$240,000	$190	42

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,432
• Equity at exit: $18,638

10-year hold

• IRR: 13.3%
• Equity multiple: 2.20×
• Total profit: $42,117
• 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.

Methodology + full state rankings →

ZIP-level market 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 268
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$656
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $275

Break-even live

Break-even rent $935

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $346	-5% $310	+0% $275	+5% $240	+10% $204
Rent	-10% $174	-5% $224	+0% $275	+5% $326	+10% $376
Rate	-1.0pp $338	-0.5pp $307	base $275	+0.5pp $243	+1.0pp $210

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
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	44d	1	0.14mi
416 N Broadway St Florence, AL	3.0	2.0	1125	$1,450	$1.29	44d	1	0.38mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	44d	1	0.92mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	44d	5	1.11mi
2021 Cloyd Blvd Florence, AL	2.0	2.0	1100	$895	$0.81	44d	4	1.11mi
211 N Patton St Unit 1510 Florence, AL	2.0	1.0	850	$825	$0.97	44d	1	1.11mi
137 Deerfield Pl Florence, AL	2.0	2.0	1250	$1,278	$1.02	44d	12	1.21mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	44d	2	1.23mi
1610 Mockingbird Ct Florence, AL	2.0	2.0	1100	$895	$0.81	44d	6	1.32mi

Listing history 13 events

1. 2026-06-16
   days on market $125,000 Active 21 DOM
2. 2026-06-15
   days on market $125,000 Active 20 DOM
3. 2026-06-14
   days on market $125,000 Active 18 DOM
4. 2026-06-13
   days on market $125,000 Active 17 DOM
5. 2026-06-10
   days on market $125,000 Active 15 DOM
6. 2026-06-09
   days on market $125,000 Active 14 DOM
7. 2026-06-08
   days on market $125,000 Active 13 DOM
8. 2026-06-05
   days on market $125,000 Active 9 DOM
9. 2026-06-02
   days on market $125,000 Active 7 DOM
10. 2026-06-01
    days on market $125,000 Active 6 DOM
11. 2026-05-31
    days on market $125,000 Active 5 DOM
12. 2026-05-30
    days on market $125,000 Active 4 DOM
13. 2026-05-26
    listed $125,000 Active

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$138/yr (+$11/mo · 36.8%)

ⓘ 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 5/10 Major 6 d/yr ≥108°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,398
• − Mortgage interest: −$7,002
• − Property taxes: −$375
• − Insurance: −$625
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,636
• Taxable income: $1,297
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,988/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

1 event — show timeline

• 2026-05-26 Listed $125,000 FSBO.com

Property tax history

+7.0%/yr

Latest (2025): $375 · -8.8% YoY. Source: county tax records.