141 Fox Fire Dr · Florence, AL 35630

$210,000

3 bd · 2.0 ba · 1,096 sqft · Townhouse public records · 9 Days on market

Built 1999 6,534 sqft lot $10/mo HOA · 1% of rent

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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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE PATIO HOME - WELL MAINTAINED - VAULTED CEILING IN GREAT ROOM. QUIET CUL-DE-SAC. NICE NEUTRAL DECOR - PRIVACY FENCED BACKYARD - EXCELLENT CONDITION - PURCHASER TO CONFIRM SQ. FT. - ASSOC FEES DROP TO $120 YEARLY IF OWNER MOWS LAWN

Key facts

• Gas log fireplace
• Granite countertops
• $10 HOA

Tags

• GRANITE COUNTERTOPS
• GAS LOG FIREPLACE
• HEATED AND COOLED GARAGE
• PRIVACY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $125 (about $10.42/month); Community street lights; association offers no additional amenities

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; on-site parking
• Utilities: Public water; Public sewer; Underground utilities; electricity and water connected; Natural gas available; Cable available and connected
• Home design: Residential townhouse; Single-story living (main-level primary); R1 zoning
• Construction: Brick and vinyl siding exterior; Slab foundation; Built above-grade living area approximately 1,367
• Exterior features: Rain gutters; Front porch; Rear porch; Wood privacy fencing enclosing the backyard (full fence)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: High ceilings; Granite counters; Master suite on the main level; Gas fireplace with gas log in the family room
• Laundry & utility: Laundry room with washer and electric dryer hook-ups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $9 ($111/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 $164k (22.0% below list).
• Recommended offer: $164k (22.0% 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; 4 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 42% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.
• Current owner paid $150k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,736 (22.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.52×
• Total profit: $-28,112
• Equity at exit: $31,312

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-357
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$88
• HOA: −$10
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $9

Break-even live

Break-even rent $1,626

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $69	+0% $9	+5% $-50	+10% $-110
Rent	-10% $-120	-5% $-55	+0% $9	+5% $74	+10% $139
Rate	-1.0pp $115	-0.5pp $63	base $9	+0.5pp $-45	+1.0pp $-101

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Oakley Pl Florence, AL	2.0	2.0	1252	$2,400	$1.92	45d	1	0.26mi
309 Oakley Pl Florence, AL	2.0	2.0	1252	$1,300	$1.04	45d	1	0.30mi
4415 Chisholm Rd Florence, AL	2.0	2.0	1100	$850	$0.77	45d	1	0.56mi
100 Stoney Point Dr Florence, AL	2.0	2.0	1250	$1,150	$0.92	45d	1	1.31mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 10 events

1. 2026-06-08
   statusdays on market $210,000 Pending 9 DOM
2. 2026-06-05
   days on market $210,000 Active 8 DOM
3. 2026-06-02
   days on market $210,000 Active 6 DOM
4. 2026-06-01
   days on market $210,000 Active 5 DOM
5. 2026-05-31
   days on market $210,000 Active 4 DOM
6. 2026-05-30
   days on market $210,000 Active 3 DOM
7. 2026-05-27
   listed $210,000 Active
8. 2025-12-11
   soldstatus $150,000
9. 2022-10-27
   soldstatus $96,500 239-char remark

   Show marketing remark (239 chars)

   VERY NICE PATIO HOME - WELL MAINTAINED - VAULTED CEILING IN GREAT ROOM. QUIET CUL-DE-SAC. NICE NEUTRAL DECOR - PRIVACY FENCED BACKYARD - EXCELLENT CONDITION - PURCHASER TO CONFIRM SQ. FT. - ASSOC FEES DROP TO $120 YEARLY IF OWNER MOWS LAWN

10. 2007-08-27
    listed $99,900 239-char remark

    Show marketing remark (239 chars)

    VERY NICE PATIO HOME - WELL MAINTAINED - VAULTED CEILING IN GREAT ROOM. QUIET CUL-DE-SAC. NICE NEUTRAL DECOR - PRIVACY FENCED BACKYARD - EXCELLENT CONDITION - PURCHASER TO CONFIRM SQ. FT. - ASSOC FEES DROP TO $120 YEARLY IF OWNER MOWS LAWN

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,026 · $86/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,648
• − Mortgage interest: −$11,763
• − Property taxes: −$1,026
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$120
• − Depreciation: −$6,109
• Taxable loss: −$3,564
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $966/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

+110.2% since first listed

4 events — show timeline

• 2026-05-27 Listed $210,000 SAARMLS
• 2025-12-11 Sold (Public Records) $150,000 Public Records
• 2022-10-27 Sold (MLS) $96,500 SAARMLS
• 2007-08-27 Listed $99,900 SAARMLS