213 E Mattielou St · Florence, AL 35630

$225,000

4 bd · 4.0 ba · 2,788 sqft · SingleFamily public records · 191 Days on market

Built 1930 8,712 sqft lot $81/sqft · 34% below area Est $269k · 16% under

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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).

• ARV discount +14.8/15.0
• Cash flow +11.8/30.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• DSCR +3.5/10.0
• 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

Great Investment Opportunity near UNA. The property has 4 units with separate entrances. The main floor has most recently been used as an Air B & B. The downstairs and 1 of the upstairs units is currently rented. The main level has a new HVAC unit. The other units use window units. The main level Unit is 2BR/2BA. One of the baths needs to be finished. The downstairs Unit is 1BR/1BA. One of the upstairs units is a 1BR/BA. The other is a studio style unit. Appliances and furniture stay.

Key facts

• New hvac unit
• Separate entrances
• 8,712 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE ENTRANCES
• NEW HVAC UNIT
• APPLIANCES AND FURNITURE STAY

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-63 ($-752/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.5% below list).
• Recommended offer: $177k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 1 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• At $1,765/mo this rent would consume 46% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,529 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $268,622
• List price: $225,000
• Delta: -16.24%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 N Wood Ave	0.13mi	4/2.0	2,901 (+4%)	2mo	$360,000	$124	77
124 W Lelia St	0.20mi	4/2.5	2,637 (-5%)	1mo	$515,000	$195	75
749 Meridian St	0.17mi	4/2.0	2,884 (+3%)	13mo	$349,500	$121	68
415 N Poplar	0.58mi	4/3.0	2,791 (+0%)	8mo	$470,000	$168	62
914 Olive St	0.35mi	4/2.5	2,678 (-4%)	14mo	$245,000	$91	60
1001 Willingham Rd	0.35mi	5/3.0 (+1)	3,000 (+8%)	12mo	$547,000	$182	52
501 N Poplar St	0.48mi	3/2.5 (-1)	2,483 (-11%)	3mo	$450,000	$181	46
309 Cypress Mill Rd	0.70mi	5/3.5 (+1)	2,762 (-1%)	18mo	$320,000	$116	44
507 N Walnut St	0.48mi	4/3.5	3,181 (+14%)	10mo	$1,050,000	$330	44
427 Cherry St	0.55mi	5/5.5 (+1)	2,900 (+4%)	16mo	$300,000	$103	43
513 N Wood Ave	0.47mi	3/2.0 (-1)	2,592 (-7%)	18mo	$415,000	$160	38
439 N Walnut St	0.53mi	3/2.5 (-1)	3,204 (+15%)	13mo	$680,000	$212	29

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: -15.0%
• Equity multiple: 0.45×
• Total profit: $-34,657
• Equity at exit: $33,548

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-9,924
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-63

Break-even live

Break-even rent $1,845

Max offer price $213,927

Occupancy floor 99%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Gilbert Ct Florence, AL	5.0	3.0	2500	$2,250	$0.90	43d	1	0.30mi

Listing history 20 events

1. 2026-06-13
   status $225,000 Pending 191 DOM
2. 2026-06-10
   days on market $225,000 Active 191 DOM
3. 2026-06-09
   days on market $225,000 Active 190 DOM
4. 2026-06-08
   days on market $225,000 Active 189 DOM
5. 2026-06-05
   days on market $225,000 Active 185 DOM
6. 2026-06-02
   days on market $225,000 Active 183 DOM
7. 2026-06-01
   days on market $225,000 Active 182 DOM
8. 2026-05-31
   days on market $225,000 Active 181 DOM
9. 2026-05-30
   days on market $225,000 Active 180 DOM
10. 2025-12-01
    listed $225,000 Active 493-char remark

    Show marketing remark (493 chars)

    Great Investment Opportunity near UNA. The property has 4 units with separate entrances. The main floor has most recently been used as an Air B & B. The downstairs and 1 of the upstairs units is currently rented. The main level has a new HVAC unit. The other units use window units. The main level Unit is 2BR/2BA. One of the baths needs to be finished. The downstairs Unit is 1BR/1BA. One of the upstairs units is a 1BR/BA. The other is a studio style unit. Appliances and furniture stay.

11. 2025-01-20
    listed $269,900 Active
12. 2023-08-29
    status Pending
13. 2023-08-29
    soldstatus $200,000 Closed
14. 2023-08-12
    historical
15. 2023-05-31
    status Pending
16. 2023-03-03
    listed $230,000 Active
17. 2022-04-26
    listed $209,900 Active
18. 2013-02-25
    listed $95,000
19. 2007-06-04
    listed $81,900
20. 2004-11-10
    listed $93,900

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,203 · $184/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 · 20 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: $21,183
• − Mortgage interest: −$12,603
• − Property taxes: −$2,203
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,545
• Taxable loss: −$4,683
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $372/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

+139.6% since first listed

11 events — show timeline

• 2025-12-01 Listed $225,000 SAARMLS
• 2025-01-20 Listed $269,900 SAARMLS
• 2023-08-29 Pending — SAARMLS
• 2023-08-29 Sold (MLS) $200,000 SAARMLS
• 2023-08-12 Delisted — SAARMLS
• 2023-05-31 Pending — SAARMLS
• 2023-03-03 Listed $230,000 SAARMLS
• 2022-04-26 Listed $209,900 SAARMLS
• 2013-02-25 Listed $95,000 SAARMLS
• 2007-06-04 Listed $81,900 SAARMLS
• 2004-11-10 Listed $93,900 SAARMLS

Property tax history

+9.1%/yr

Latest (2025): $2,203 · +7.0% YoY. Source: county tax records.