118 Seymore Ave · Florence, AL 35630

$159,000

4 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 45 Days on market

Built 1942 0.33 ac lot $125/sqft · 18% above area Est $153k · 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +6.6/10.0
• ARV discount +5.9/15.0
• 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

Welcome to this charming corner lot in one of the most sought-after neighborhoods! This 1942 gem has timeless character from the original hardwood floors to the classic interior shutters. Boasting 4 bedrooms and 2 full baths, this home offers plenty of room for families of all sizes. The fenced yard is perfect for kids to play, pets to run, or simply relaxing and enjoying the outdoors. This house currently rents for $1,700/mo and the renter is currently month to month, $1,600/mo rent with $100/mo pet rent. House being sold as is. All information to be confirmed by the purchaser.

Key facts

• Fenced yard
• Corner lot
• 0.33 acre lot

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• CLASSIC INTERIOR SHUTTERS
• FENCED YARD

Property features AI

Finance

• Other: Directions: From Wood Ave turn west onto Seymore. House is the last one on the right before the stop sign.
• Financial info: Annual tax amount reported

Exterior

• Utilities: Public sewer
• Home design: Single family residence; Residential property
• Construction: Above-grade finished area approximately 1,440
• Exterior features: Corner lot; 100 ft frontage; Lot dimensions approximately 100 x 145 (0.33 acres); Located in the Norwood Park subdivision

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: 9 total rooms; Basement with interior entry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• 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); 269 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• At $1,840/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $109k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.16% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $153,424
• List price: $159,000
• Delta: 3.63%
• 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
2118 Mcburney Dr	0.30mi	3/1.0 (-1)	1,289 (+2%)	3mo	$177,000	$137	72
145 E Duncan Ave	0.33mi	3/1.0 (-1)	1,211 (-4%)	5mo	$129,000	$107	65
125 Foy Ave	0.43mi	3/1.0 (-1)	1,248 (-2%)	8mo	$185,000	$148	62
514 Collier Ave	0.51mi	3/1.0 (-1)	1,248 (-2%)	8mo	$178,000	$143	58
220 Foy Ave	0.54mi	3/1.0 (-1)	1,264 (-0%)	12mo	$152,500	$121	56
225 Garfield Ave	0.32mi	3/1.0 (-1)	1,150 (-9%)	11mo	$170,000	$148	52
2314 Norwood Blvd	0.59mi	3/1.5 (-1)	1,371 (+8%)	1mo	$95,000	$69	51
1413 Pine St	0.48mi	4/2.0	1,446 (+14%)	9mo	$150,000	$104	46
540 Eugenia St	0.71mi	3/2.0 (-1)	1,350 (+7%)	11mo	$255,000	$189	42
527 W Cleveland Ave	0.60mi	3/2.0 (-1)	1,150 (-9%)	12mo	$145,000	$126	42
414 Cleveland Ave	0.52mi	3/2.0 (-1)	1,100 (-13%)	10mo	$115,200	$105	40
541 Eugenia St	0.68mi	3/2.0 (-1)	1,450 (+14%)	2mo	$268,900	$185	38

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $8,978
• Equity at exit: $23,707

10-year hold

• IRR: 17.1%
• Equity multiple: 2.60×
• Total profit: $71,253
• Equity at exit: $13,747

Cash invested: $44,520 (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: 269
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $451

Break-even live

Break-even rent $1,269

Max offer price $159,000

Occupancy floor 70%

Sensitivity live

Price	-10% $541	-5% $496	+0% $451	+5% $406	+10% $361
Rent	-10% $305	-5% $378	+0% $451	+5% $523	+10% $596
Rate	-1.0pp $531	-0.5pp $491	base $451	+0.5pp $409	+1.0pp $368

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	45d	1	0.51mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	45d	1	0.55mi

Listing history 29 events

1. 2026-06-21
   days on market $159,000 Active 45 DOM
2. 2026-06-19
   days on market $159,000 Active 43 DOM
3. 2026-06-18
   days on market $159,000 Active 42 DOM
4. 2026-06-17
   days on market $159,000 Active 41 DOM
5. 2026-06-16
   days on market $159,000 Active 40 DOM
6. 2026-06-15
   days on market $159,000 Active 39 DOM
7. 2026-06-14
   days on market $159,000 Active 37 DOM
8. 2026-06-13
   days on market $159,000 Active 36 DOM
9. 2026-06-10
   days on market $159,000 Active 34 DOM
10. 2026-06-09
    days on market $159,000 Active 33 DOM
11. 2026-06-08
    days on market $159,000 Active 32 DOM
12. 2026-06-05
    days on market $159,000 Active 28 DOM
13. 2026-06-02
    days on market $159,000 Active 26 DOM
14. 2026-06-01
    days on market $159,000 Active 25 DOM
15. 2026-05-31
    days on market $159,000 Active 24 DOM
16. 2026-05-30
    days on market $159,000 Active 23 DOM
17. 2026-05-07
    listed $159,000 Active 585-char remark
18. 2025-08-28
    price $179,000
19. 2025-08-28
    status Active
20. 2025-08-20
    status Pending
21. 2025-08-12
    listed $199,000 Active
22. 2023-06-04
    historical
23. 2023-06-02
    soldstatus $109,000 Closed
24. 2023-06-02
    listed $109,900
25. 2023-06-02
    soldstatus $109,000
26. 2017-07-21
    soldstatus $65,000
27. 2017-05-22
    listed $81,900
28. 2015-02-10
    listed $74,900
29. 2013-03-20
    listed $77,900

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 · 19 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: $22,075
• − Mortgage interest: −$8,906
• − Property taxes: −$1,231
• − Insurance: −$795
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$4,625
• Taxable income: $2,985
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $4,691/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

+104.1% since first listed

13 events — show timeline

• 2026-05-07 Listed $159,000 SAARMLS
• 2025-08-28 Price Changed $179,000 SAARMLS
• 2025-08-28 Relisted — SAARMLS
• 2025-08-20 Pending — SAARMLS
• 2025-08-12 Listed $199,000 SAARMLS
• 2023-06-04 Delisted — SAARMLS
• 2023-06-02 Sold (Public Records) $109,000 Public Records
• 2023-06-02 Listed $109,900 SAARMLS
• 2023-06-02 Sold (MLS) $109,000 SAARMLS
• 2017-07-21 Sold (MLS) $65,000 SAARMLS
• 2017-05-22 Listed $81,900 SAARMLS
• 2015-02-10 Listed $74,900 SAARMLS
• 2013-03-20 Listed $77,900 SAARMLS

Property tax history

+6.4%/yr

Latest (2025): $1,231 · +7.0% YoY. Source: county tax records.