410 Howell St · Florence, AL 35630

$75,000

4 bd · 1.0 ba · 1,763 sqft · SingleFamily public records · 61 Days on market

Built 1930 7,841 sqft lot $43/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special in a Prime Location! Located just minutes from the University of North Alabama, this 4-bedroom, 1-bath home offers strong potential as a rental property or value-add investment. With approximately 1,933 square feet of living space on a 0.18-acre lot, this 1930-built home provides ample room to reconfigure, update, or maximize rental income. The layout has two bedrooms upstairs and two bedrooms on the main lever, ideal for student housing or shared living. Sold as is. All information to be verified by buyer.

Key facts

• 7,841 sq ft lot
• Built 1930
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 3 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).
• At $1,958/mo this rent would consume 51% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1930 — 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: 2.61% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.57%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $168,830
• List price: $75,000
• Delta: -55.58%
• 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
821 Meridian St	0.20mi	3/1.0 (-1)	1,720 (-2%)	1mo	$146,000	$85	80
417 Howell St	0.03mi	3/1.0 (-1)	1,564 (-11%)	8mo	$189,000	$121	68
601 Florida Ave	0.30mi	3/2.0 (-1)	1,833 (+4%)	5mo	$147,500	$80	66
1602 Chisholm Rd	0.46mi	3/1.0 (-1)	1,661 (-6%)	3mo	$202,000	$122	61
209 Mattielou St E	0.17mi	3/2.0 (-1)	1,502 (-15%)	2mo	$196,500	$131	56
646 Sannoner Ave	0.65mi	3/2.0 (-1)	1,730 (-2%)	4mo	$165,000	$95	54
504 Imperial Dr	0.61mi	3/1.5 (-1)	1,628 (-8%)	1mo	$185,000	$114	51
1010 Stewart Ave	0.67mi	3/2.0 (-1)	1,695 (-4%)	3mo	$243,000	$143	50
459 Francis Ave	0.46mi	3/1.5 (-1)	1,569 (-11%)	3mo	$225,000	$143	50
319 Garfield Ave	0.71mi	3/2.0 (-1)	1,700 (-4%)	2mo	$210,000	$124	50
1422 Lawrence St	0.73mi	3/2.0 (-1)	1,845 (+5%)	3mo	$185,000	$100	47
548 Malone Cir	0.62mi	3/1.5 (-1)	1,916 (+9%)	8mo	$180,000	$94	43

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: 61.8%
• Equity multiple: 3.89×
• Total profit: $60,725
• Equity at exit: $11,183

10-year hold

• IRR: 67.5%
• Equity multiple: 8.94×
• Total profit: $166,769
• Equity at exit: $6,485

Cash invested: $21,000 (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: 270
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,042

Break-even live

Break-even rent $638

Max offer price $75,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,085	-5% $1,064	+0% $1,042	+5% $1,021	+10% $1,000
Rent	-10% $888	-5% $965	+0% $1,042	+5% $1,120	+10% $1,197
Rate	-1.0pp $1,080	-0.5pp $1,062	base $1,042	+0.5pp $1,023	+1.0pp $1,003

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Gilbert Ct Florence, AL	5.0	3.0	2500	$2,250	$0.90	45d	1	0.26mi
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	45d	1	0.49mi
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	45d	1	0.74mi

Listing history 18 events

1. 2026-06-18
   status $75,000 Pending 61 DOM
2. 2026-06-18
   days on market $75,000 Active 61 DOM
3. 2026-06-17
   days on market $75,000 Active 60 DOM
4. 2026-06-16
   days on market $75,000 Active 59 DOM
5. 2026-06-15
   days on market $75,000 Active 58 DOM
6. 2026-06-14
   days on market $75,000 Active 56 DOM
7. 2026-06-13
   days on market $75,000 Active 55 DOM
8. 2026-06-10
   days on market $75,000 Active 53 DOM
9. 2026-06-09
   days on market $75,000 Active 52 DOM
10. 2026-06-08
    days on market $75,000 Active 51 DOM
11. 2026-06-05
    days on market $75,000 Active 47 DOM
12. 2026-06-02
    days on market $75,000 Active 45 DOM
13. 2026-06-01
    days on market $75,000 Active 44 DOM
14. 2026-05-31
    days on market $75,000 Active 43 DOM
15. 2026-05-30
    days on market $75,000 Active 42 DOM
16. 2026-04-24
    status Active 529-char remark

    Show marketing remark (529 chars)

    Investor Special in a Prime Location! Located just minutes from the University of North Alabama, this 4-bedroom, 1-bath home offers strong potential as a rental property or value-add investment. With approximately 1,933 square feet of living space on a 0.18-acre lot, this 1930-built home provides ample room to reconfigure, update, or maximize rental income. The layout has two bedrooms upstairs and two bedrooms on the main lever, ideal for student housing or shared living. Sold as is. All information to be verified by buyer.

17. 2026-04-15
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Investor Special in a Prime Location! Located just minutes from the University of North Alabama, this 4-bedroom, 1-bath home offers strong potential as a rental property or value-add investment. With approximately 1,933 square feet of living space on a 0.18-acre lot, this 1930-built home provides ample room to reconfigure, update, or maximize rental income. The layout has two bedrooms upstairs and two bedrooms on the main lever, ideal for student housing or shared living. Sold as is. All information to be verified by buyer.

18. 2026-04-08
    listed $80,000 Active 529-char remark

    Show marketing remark (529 chars)

    Investor Special in a Prime Location! Located just minutes from the University of North Alabama, this 4-bedroom, 1-bath home offers strong potential as a rental property or value-add investment. With approximately 1,933 square feet of living space on a 0.18-acre lot, this 1930-built home provides ample room to reconfigure, update, or maximize rental income. The layout has two bedrooms upstairs and two bedrooms on the main lever, ideal for student housing or shared living. Sold as is. All information to be verified by buyer.

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 5/10 Major 23% 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: $23,493
• − Mortgage interest: −$4,201
• − Property taxes: −$956
• − Insurance: −$375
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,182
• Taxable income: $12,021
• Est. tax owed @ 24.0%: −$2,885
• After-tax cash flow: $9,624/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

• 2026-04-24 Relisted — SAARMLS
• 2026-04-15 Pending — SAARMLS
• 2026-04-08 Listed $80,000 SAARMLS

Property tax history

+4.7%/yr

Latest (2025): $956 · +6.9% YoY. Source: county tax records.