1314 Saint Charles St · Florence, AL 35630

$68,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 15 Days on market

Built 1945 6,969 sqft lot Est $100k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTOR SPECIAL Turnkey Multi-Parcel Package with Instant Cash Flow & Upside Two Parcels for One Price: This unique portfolio addition consists of two separate properties on two distinct parcels, providing incredible future flexibility (hold both, or sell one off individually down the road). Immediate Cash Flow:

Key facts

• 6,969 sq ft lot
• Built 1945
• Listed 15 days

Property features AI

Finance

• Other: Parcel ID 24-01-11-4-001-016-000; Lot size approximately 0.16 acres; Located in the FLORENCE subdivision

Exterior

• Parking: Attached parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service availability unknown
• Home design: Existing structure; Concrete/block construction
• Construction: Crawl space foundation
• Exterior features: No pool; No patio or garden; No decks; Not waterfront; Flood plain: No

Interior

• Kitchen: Laminate countertops; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Hardwood-look laminate flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No central heat; Window air conditioning units
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: No attic; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Weeden Elementary School (math 27% / reading 32%, grade F, #367 of 627 statewide, top 60%, 424 students, 87% FRL); Florence High School (math 28% / reading 34%, grade F, #66 of 305 statewide, top 21%, 1,034 students, 36% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 268 active listings in the ZIP; 12 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 $470 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $68k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 1.60% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $100,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Alabama St	0.19mi	3/2.0 (+1)	950 (+6%)	2mo	$135,000	$142	71
202 Minniehaha	0.37mi	2/1.0	975 (+9%)	10mo	$99,500	$102	60
339 N Royal Ave	0.50mi	2/1.0	950 (+6%)	11mo	$106,000	$112	58
1325 Sunnyside St	0.26mi	3/1.0 (+1)	936 (+4%)	22mo	$47,000	$50	57
622 Mobile St E	0.55mi	2/1.0	950 (+6%)	10mo	$140,000	$147	56
100 Sycamore St	0.17mi	2/1.0	1,008 (+12%)	18mo	$18,500	$18	56
1407 Colorado Ave	0.54mi	2/1.0	864 (-4%)	19mo	$15,000	$17	53
201 Minniehaha St	0.34mi	2/1.0	956 (+7%)	24mo	$50,000	$52	53
305 Minniehaha	0.48mi	2/2.0	980 (+9%)	11mo	$130,000	$133	49
655 Sannoner Ave	0.55mi	3/1.0 (+1)	975 (+9%)	8mo	$159,900	$164	48
628 E Irvine Ave	0.68mi	2/1.0	850 (-5%)	16mo	$125,500	$148	46
711 Grandview Ave	0.73mi	2/1.0	1,006 (+12%)	13mo	$65,000	$65	35

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: 22.6%
• Equity multiple: 1.97×
• Total profit: $18,382
• Equity at exit: $10,139

10-year hold

• IRR: 32.6%
• Equity multiple: 4.41×
• Total profit: $64,970
• Equity at exit: $5,879

Cash invested: $19,040 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$357
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $405

Break-even live

Break-even rent $573

Max offer price $68,000

Occupancy floor 58%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Limestone St Unit 1 Florence, AL	2.0	1.0	840	$1,600	$1.90	44d	1	0.28mi
801 E Mobile St Unit 2 Florence, AL	1.0	1.0	550	$775	$1.41	44d	1	0.43mi
520 E Tuscaloosa St Unit 520-C Florence, AL	2.0	1.0	900	$995	$1.11	44d	1	0.65mi
418 N Poplar St Florence, AL	2.0	2.0	1000	$995	$0.99	44d	1	0.71mi
724 Kendrick St Apt 1 Florence, AL	1.0	1.0	600	$675	$1.12	44d	1	0.90mi
211 N Patton St Unit 1510 Florence, AL	2.0	1.0	850	$825	$0.97	44d	1	0.90mi
301 N Court St Unit 1 Florence, AL	2.0	1.5	1000	$850	$0.85	44d	1	1.02mi
939 N Royal Ave Florence, AL	2.0	1.0	900	$850	$0.94	44d	1	1.06mi
1034 N Royal Ave Unit 2 Florence, AL	2.0	1.0	900	$850	$0.94	44d	1	1.23mi
1825 Darby Dr Apt G6 Florence, AL	1.0	1.0	895	$675	$0.75	44d	1	1.27mi
425 W Tennessee St Unit "I" Florence, AL	1.0	1.0	615	$800	$1.30	44d	1	1.29mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	44d	2	1.50mi

Listing history 11 events

1. 2026-06-14
   days on market $68,000 Active 15 DOM
2. 2026-06-13
   days on market $68,000 Active 14 DOM
3. 2026-06-10
   days on market $68,000 Active 12 DOM
4. 2026-06-09
   days on market $68,000 Active 11 DOM
5. 2026-06-08
   days on market $68,000 Active 10 DOM
6. 2026-06-05
   pricedays on market $68,000 Active 6 DOM
7. 2026-06-02
   days on market $135,999 Active 4 DOM
8. 2026-06-01
   days on market $135,999 Active 3 DOM
9. 2026-05-31
   days on market $135,999 Active 2 DOM
10. 2026-05-29
    listed $135,999 Active
11. 2008-04-07
    listed $59,900

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $812 · $68/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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $13,031
• − Mortgage interest: −$3,809
• − Property taxes: −$812
• − Insurance: −$340
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$1,978
• Taxable income: $4,006
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $3,901/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

+127.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $135,999 Greater Alabama MLS
• 2008-04-07 Listed $59,900 SAARMLS

Property tax history

+5.1%/yr

Latest (2025): $812 · +7.0% YoY. Source: county tax records.