225 S Main St · Florence, AL 35630

$45,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 157 Days on market

Built 1947 0.26 ac lot $40/sqft · 64% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Investor special! Great opportunity to add value to this property priced below tax appraisal. A tree fell on the house and repairs are needed. Property is being sold AS-IS with no repairs by seller. Ideal for investors, flippers, or contractors looking for their next project. Schedule your showing today!

Key facts

• 0.26 acre lot
• Built 1947
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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); 274 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 48d 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 31% 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1947 — 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: 2.66% ✓
• Cap rate: 23.33%
• Cash-on-cash: 60.85%
• DSCR: 3.71
• GRM: 3.1

CMA / ARV

• ARV (median comp): $131,598
• List price: $45,000
• Delta: -65.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 S Kirkman St	0.17mi	3/2.0	1,120 (-1%)	1mo	$124,900	$112	85
123 S Main St	0.08mi	2/2.0 (-1)	1,140 (+0%)	7mo	$181,000	$159	81
231 N Main St	0.30mi	3/2.0	1,168 (+3%)	2mo	$169,000	$145	76
201 N Kirkman St	0.29mi	3/1.0	1,106 (-3%)	8mo	$120,000	$108	75
214 Enterprise St	0.31mi	3/1.0	1,204 (+6%)	10mo	$120,000	$100	68
213 Normandy Dr	0.69mi	3/1.0	1,125 (-1%)	1mo	$135,000	$120	65
115 N Richards St	0.20mi	2/1.0 (-1)	1,270 (+12%)	2mo	$85,000	$67	64
221 N O'neal St	0.30mi	3/2.0	1,215 (+7%)	10mo	$177,500	$146	62
302 S Patton St	0.06mi	2/1.0 (-1)	972 (-14%)	9mo	$160,000	$165	61
1714 Lauderdale St	0.46mi	2/1.0 (-1)	1,200 (+6%)	7mo	$165,000	$138	59
12 S Franklin St	0.64mi	3/2.0	1,012 (-11%)	8mo	$89,500	$88	41
202 Minniehaha	0.51mi	2/1.0 (-1)	975 (-14%)	10mo	$99,500	$102	39

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: 63.2%
• Equity multiple: 3.97×
• Total profit: $37,376
• Equity at exit: $6,710

10-year hold

• IRR: 68.8%
• Equity multiple: 9.12×
• Total profit: $102,342
• Equity at exit: $3,891

Cash invested: $12,600 (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: 274
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$236
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $639

Break-even live

Break-even rent $389

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $664	-5% $652	+0% $639	+5% $626	+10% $614
Rent	-10% $544	-5% $592	+0% $639	+5% $686	+10% $734
Rate	-1.0pp $662	-0.5pp $650	base $639	+0.5pp $627	+1.0pp $615

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 N Patton St Unit 1510 Florence, AL	2.0	1.0	850	$825	$0.97	47d	1	0.30mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	47d	1	0.78mi
416 N Broadway St Florence, AL	3.0	2.0	1125	$1,450	$1.29	47d	1	0.93mi
1110 E Limestone St Unit 1 Florence, AL	2.0	1.0	840	$1,600	$1.90	47d	1	1.01mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	47d	5	1.16mi
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	47d	1	1.37mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	47d	2	1.43mi
530 N Royal Ave Florence, AL	2.0	1.0	1200	$1,100	$0.92	48d	1	1.44mi

Listing history 18 events

1. 2026-06-22
   days on market $45,000 Active 157 DOM
2. 2026-06-21
   days on market $45,000 Active 156 DOM
3. 2026-06-19
   days on market $45,000 Active 154 DOM
4. 2026-06-18
   days on market $45,000 Active 153 DOM
5. 2026-06-17
   days on market $45,000 Active 152 DOM
6. 2026-06-16
   days on market $45,000 Active 151 DOM
7. 2026-06-15
   days on market $45,000 Active 150 DOM
8. 2026-06-14
   days on market $45,000 Active 148 DOM
9. 2026-06-13
   days on market $45,000 Active 147 DOM
10. 2026-06-10
    days on market $45,000 Active 145 DOM
11. 2026-06-09
    days on market $45,000 Active 144 DOM
12. 2026-06-08
    days on market $45,000 Active 143 DOM
13. 2026-06-05
    days on market $45,000 Active 139 DOM
14. 2026-06-02
    days on market $45,000 Active 137 DOM
15. 2026-06-01
    days on market $45,000 Active 136 DOM
16. 2026-05-31
    days on market $45,000 Active 135 DOM
17. 2026-05-30
    days on market $45,000 Active 134 DOM
18. 2026-01-14
    listed $45,000 Active 305-char remark

    Show marketing remark (305 chars)

    Investor special! Great opportunity to add value to this property priced below tax appraisal. A tree fell on the house and repairs are needed. Property is being sold AS-IS with no repairs by seller. Ideal for investors, flippers, or contractors looking for their next project. Schedule your showing today!

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $633 · $53/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,377
• − Mortgage interest: −$2,521
• − Property taxes: −$633
• − Insurance: −$225
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,309
• Taxable income: $7,389
• Est. tax owed @ 24.0%: −$1,773
• After-tax cash flow: $5,894/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

1 event — show timeline

• 2026-01-14 Listed $45,000 SAARMLS

Property tax history

+4.2%/yr

Latest (2025): $633 · +7.0% YoY. Source: county tax records.