209 N Weakley St · Florence, AL 35630

$129,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 171 Days on market

Built 1935 7,405 sqft lot $119/sqft · at area comps Est $125k · at est.

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +5.7/15.0
• 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 MLS

Great UPDATED House in Great neighborhood . Nice Flooring Throughout, Fresh paint, Kitchen cabinets and countertops have been replaced. Appliances include Electric range and Stainless Refrigerator . Bath has been replaced, Steel Roof . Vinyl Siding. Storage Building. Deck and Large Covered Porch. This house is very close to Lowes, Academy Sports, Walmart Supercenter and lots of Restaurants. view the pictures and Drive by and check it out.

Key facts

• Storage building
• Steel roof
• Kitchen cabinets

Tags

• UPDATED HOUSE
• KITCHEN CABINETS
• STAINLESS REFRIGERATOR
• STEEL ROOF
• VINYL SIDING
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 7 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).
• This rent runs 35% 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 $898 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($114k) 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 1935 — 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.03% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $124,992
• List price: $129,900
• Delta: 3.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N Orleans St	0.07mi	3/1.0	1,044 (-4%)	5mo	$135,000	$129	85
213 Normandy Dr	0.22mi	3/1.0	1,125 (+3%)	1mo	$135,000	$120	84
33 S Crown St	0.33mi	3/2.0	1,100 (+1%)	0mo	$215,000	$195	79
415 N Eclipse St	0.24mi	3/1.0	1,124 (+3%)	6mo	$90,000	$80	78
32 S Fulton St	0.35mi	3/2.0	1,100 (+1%)	4mo	$219,900	$200	75
216 N Eclipse St	0.17mi	2/1.0 (-1)	1,013 (-7%)	5mo	$125,000	$123	71
29 S Fulton St	0.38mi	3/2.0	1,100 (+1%)	8mo	$217,000	$197	70
221 N Fulton St	0.30mi	2/1.0 (-1)	1,144 (+5%)	4mo	$149,900	$131	69
147 N Fulton St	0.28mi	3/1.0	960 (-12%)	6mo	$118,000	$123	61
4110 Eastwood Dr	0.51mi	2/1.0 (-1)	1,056 (-3%)	6mo	$115,000	$109	61
214 S Kirkman St	0.71mi	3/2.0	1,120 (+3%)	1mo	$124,900	$112	58
2924 Woodard Ave	0.51mi	2/1.0 (-1)	961 (-12%)	6mo	$47,500	$49	46

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-328
• Equity at exit: $19,369

10-year hold

• IRR: 12.2%
• Equity multiple: 2.10×
• Total profit: $39,885
• Equity at exit: $11,231

Cash invested: $36,372 (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: $1,332 high
• Mortgage (P&I): −$681
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $257

Break-even live

Break-even rent $1,007

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	43d	1	0.16mi
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	43d	1	0.49mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	43d	1	0.57mi
211 N Patton St Unit 1510 Florence, AL	2.0	1.0	850	$825	$0.97	43d	1	0.73mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	43d	5	1.03mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	43d	2	1.22mi
2021 Cloyd Blvd Florence, AL	2.0	2.0	1100	$895	$0.81	43d	4	1.36mi

Listing history 15 events

1. 2026-06-15
   status $129,900 Pending 171 DOM
2. 2026-06-15
   days on market $129,900 Active 171 DOM
3. 2026-06-14
   days on market $129,900 Active 169 DOM
4. 2026-06-13
   days on market $129,900 Active 168 DOM
5. 2026-06-10
   days on market $129,900 Active 166 DOM
6. 2026-06-09
   days on market $129,900 Active 165 DOM
7. 2026-06-08
   days on market $129,900 Active 164 DOM
8. 2026-06-05
   days on market $129,900 Active 160 DOM
9. 2026-06-02
   days on market $129,900 Active 158 DOM
10. 2026-06-01
    days on market $129,900 Active 157 DOM
11. 2026-05-31
    days on market $129,900 Active 156 DOM
12. 2026-05-30
    days on market $129,900 Active 155 DOM
13. 2026-05-14
    status Active 444-char remark

    Show marketing remark (444 chars)

    Great UPDATED House in Great neighborhood . Nice Flooring Throughout, Fresh paint, Kitchen cabinets and countertops have been replaced. Appliances include Electric range and Stainless Refrigerator . Bath has been replaced, Steel Roof . Vinyl Siding. Storage Building. Deck and Large Covered Porch. This house is very close to Lowes, Academy Sports, Walmart Supercenter and lots of Restaurants. view the pictures and Drive by and check it out.

14. 2026-05-05
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Great UPDATED House in Great neighborhood . Nice Flooring Throughout, Fresh paint, Kitchen cabinets and countertops have been replaced. Appliances include Electric range and Stainless Refrigerator . Bath has been replaced, Steel Roof . Vinyl Siding. Storage Building. Deck and Large Covered Porch. This house is very close to Lowes, Academy Sports, Walmart Supercenter and lots of Restaurants. view the pictures and Drive by and check it out.

15. 2025-12-16
    listed $129,900 Active 444-char remark

    Show marketing remark (444 chars)

    Great UPDATED House in Great neighborhood . Nice Flooring Throughout, Fresh paint, Kitchen cabinets and countertops have been replaced. Appliances include Electric range and Stainless Refrigerator . Bath has been replaced, Steel Roof . Vinyl Siding. Storage Building. Deck and Large Covered Porch. This house is very close to Lowes, Academy Sports, Walmart Supercenter and lots of Restaurants. view the pictures and Drive by and check it out.

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $724 · $60/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $15,989
• − Mortgage interest: −$7,276
• − Property taxes: −$724
• − Insurance: −$650
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,779
• Taxable income: $1,002
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,843/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

• 2026-05-14 Relisted — SAARMLS
• 2026-05-05 Pending — SAARMLS
• 2025-12-16 Listed $129,900 SAARMLS

Property tax history

+10.5%/yr

Latest (2025): $724 · +6.9% YoY. Source: county tax records.