5030 Co Rd 85 · Florence, AL 35633

$123,000

2 bd · 1.5 ba · 1,176 sqft · SingleFamily · 12 Days on market

Built 1969 Fair condition 5.00 ac lot $105/sqft · 36% below area Est $193k · 36% under ↓ 51% since listing

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

Key facts

• Custom cabinets
• Newer appliances
• Large lot

Tags

• LARGE LOT
• GREAT ROOM
• NEWER APPLIANCES
• CUSTOM CABINETS
• SOFT CLOSE FEATURE
• NEWER HVAC UNIT

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: 1,176 above-grade finished area
• Exterior features: Front porch; Side porch; Property on a 5-acre lot

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $123k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Cap rate 7.7% 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.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lauderdale County High School (math 23% / reading 41%, grade F, #59 of 305 statewide, top 21%, 543 students, 51% FRL).
• Market conditions: 181 active listings in the ZIP; 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 $850 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $123,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $192,884
• List price: $123,000
• Delta: -36.23%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 Co Rd 10	0.47mi	2/1.0	1,305 (+11%)	17mo	$355,000	$272	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-10,525
• Equity at exit: $18,340

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $2,999
• Equity at exit: $10,635

Cash invested: $34,440 (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 35633

• Home prices YoY: -22.6%
• Active inventory: 181
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$645
• Tax est. 1.5%: −$154 /mo · $1,845/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $147

Break-even live

Break-even rent $1,076

Max offer price $123,000

Occupancy floor 83%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-11
   status Pending 738-char remark
2. 2026-04-29
   listed $123,000 Active 738-char remark
3. 2023-06-07
   soldstatus $174,900 Closed 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

4. 2023-04-24
   status Pending 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

5. 2023-04-07
   price $174,900 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

6. 2023-03-24
   price $189,900 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

7. 2023-03-03
   price $169,900 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

8. 2023-02-08
   price $234,900 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

9. 2023-01-11
   price $239,900 739-char remark

   Show marketing remark (739 chars)

   Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

10. 2022-10-21
    listed $249,900 Active 739-char remark

    Show marketing remark (739 chars)

    Check out his completely updated home on 5+- acres. The home features a large great room, kitchen has all new whirlpool appliances including refrigerator, stove, microwave, dishwasher, the custom cabinets have the soft close feature. New HVAC unit, new insulated windows, new plumbing and electrical wiring, roof is one year old. Half bath is in the laundry room, nice deck on the side of the house overlooking the land. Nice private setting with lots of space. Seller is getting an updated survey. Purchaser to verify all information. . Complete legal on file. The lot to the left of the house has a well, a septic and power. More acreage can be purchased separately if purchaser is interested. Call today to view this wonderful property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,150
• − Mortgage interest: −$6,890
• − Property taxes: −$1,845
• − Insurance: −$615
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,578
• Taxable loss: −$202
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,817/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to complete the kitchen and bathroom, but the exterior and foundation are in good condition. Fresh paint and updates to the kitchen and bathroom will significantly enhance its value.

Repairs flagged

• Major Kitchen cabinets — Cabinets appear unfinished and need installation
• Major Kitchen countertops — Countertops appear unfinished and need installation
• Major Bathroom fixtures — Fixtures present but not fully installed
• Major Flooring — Flooring appears unfinished and needs installation

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Install kitchen cabinets and countertops — Complete kitchen setup improves functionality and appeal
• Resale Install bathroom fixtures — Complete bathroom setup enhances functionality and appeal
• Resale Install flooring — Complete flooring setup enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets appear unfinished and need installation	Major	$15,000–50,000
Kitchen countertops · Countertops appear unfinished and need installation	Major	$15,000–50,000
Bathroom fixtures · Fixtures present but not fully installed	Major	$15,000–50,000
Flooring · Flooring appears unfinished and needs installation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Install kitchen cabinets and countertops — Complete kitchen setup improves functionality and appeal ↑
• Resale Install bathroom fixtures — Complete bathroom setup enhances functionality and appeal ↑
• Resale Install flooring — Complete flooring setup enhances functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 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

• City population: 34,028
• Population (ZIP): 20,733

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 (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -57.91%
• Current HPI: 198.6547
• Rent YoY: —
• Metro: —
• 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

-50.8% since first listed

10 events — show timeline

• 2026-05-11 Pending — SAARMLS
• 2026-04-29 Listed $123,000 SAARMLS
• 2023-06-07 Sold (MLS) $174,900 SAARMLS
• 2023-04-24 Pending — SAARMLS
• 2023-04-07 Price Changed $174,900 SAARMLS
• 2023-03-24 Price Changed $189,900 SAARMLS
• 2023-03-03 Price Changed $169,900 SAARMLS
• 2023-02-08 Price Changed $234,900 SAARMLS
• 2023-01-11 Price Changed $239,900 SAARMLS
• 2022-10-21 Listed $249,900 SAARMLS