225 S Main St · Florence, AL 35630

$45,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 210 Days on market

Built 1947 Poor condition 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 +3.1/10.0
• Condition / age +1.0/5.0
• 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 210 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $574 ($7k/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 21.6% 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); 444 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 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 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — 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. 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.
8. 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.
9. 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: 2.48% ✓
• Cap rate: 21.60%
• Cash-on-cash: 54.67%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $132,479
• List price: $45,000
• Delta: -66.03%
• 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%)	4mo	$124,900	$112	82
123 S Main St	0.08mi	2/2.0 (-1)	1,140 (+0%)	10mo	$181,000	$159	79
402 N Main St	0.41mi	3/1.0	1,174 (+3%)	1mo	$182,000	$155	75
231 N Main St	0.30mi	3/2.0	1,168 (+3%)	5mo	$169,000	$145	73
201 N Kirkman St	0.29mi	3/1.0	1,106 (-3%)	12mo	$120,000	$108	72
213 Normandy Dr	0.69mi	3/1.0	1,125 (-1%)	4mo	$135,000	$120	63
115 N Richards St	0.20mi	2/1.0 (-1)	1,270 (+12%)	5mo	$85,000	$67	62
2931 Morgan St	0.47mi	3/1.5	1,225 (+8%)	2mo	$174,900	$143	62
418 Staunton Ave	0.61mi	2/1.0 (-1)	1,100 (-3%)	1mo	$114,500	$104	60
302 S Patton St	0.06mi	2/1.0 (-1)	972 (-14%)	12mo	$160,000	$165	58
1714 Lauderdale St	0.46mi	2/1.0 (-1)	1,200 (+6%)	10mo	$165,000	$138	56
12 S Franklin St	0.64mi	3/2.0	1,012 (-11%)	11mo	$89,500	$88	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: 56.5%
• Equity multiple: 3.62×
• Total profit: $32,967
• Equity at exit: $6,710

10-year hold

• IRR: 62.6%
• Equity multiple: 8.30×
• Total profit: $91,984
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 16 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $135,000 ($138/sqft)
• Median days on market: 78 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -15.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 444
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$236
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $574

Break-even live

Break-even rent $389

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $600	-5% $587	+0% $574	+5% $561	+10% $549
Rent	-10% $486	-5% $530	+0% $574	+5% $618	+10% $662
Rate	-1.0pp $597	-0.5pp $585	base $574	+0.5pp $562	+1.0pp $551

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	139d	1	0.30mi
415 Hudson St Unit 1 Florence, AL	2.0	1.0	700	$650	$0.93	1d	1	0.44mi
411 S Orleans St Florence, AL	2.0	1.0	950	$800	$0.84	1d	1	0.77mi
3504 Cole Ave Unit B Florence, AL	2.0	1.0	900	$750	$0.83	139d	1	0.78mi
504A Short St Florence, AL	3.0	1.5	1200	$1,300	$1.08	5d	1	0.87mi
416 N Broadway St Florence, AL	3.0	2.0	1125	$1,450	$1.29	139d	1	0.93mi
1110 E Limestone St Unit 1 Florence, AL	2.0	1.0	840	$1,600	$1.90	139d	1	1.01mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	1d	5	1.16mi
517 Woodward Ave Florence, AL	3.0	2.0	1391	$1,500	$1.08	5d	1	1.19mi
1825 Darby Dr Unit H-10 Florence, AL	2.0	1.5	1100	$725	$0.66	5d	1	1.25mi
1825 Darby Dr Unit F-10 Florence, AL	2.0	1.5	1100	$750	$0.68	5d	1	1.25mi
200 Foxfield Pl Florence, AL	2.0	2.0	1250	$1,120	$0.90	1d	1	1.37mi
118 Shoals Blvd Florence, AL	3.0	2.0	1370	$1,195	$0.87	1d	1	1.43mi
1975 Darby Dr Florence, AL	1.0–3.0	1.0–2.0	1072	$895	$0.83	1d	6	1.43mi
530 N Royal Ave Florence, AL	2.0	1.0	1200	$1,100	$0.92	140d	1	1.44mi

Listing history 50 events

1. 2026-08-14
   days on market $45,000 Active 210 DOM
2. 2026-08-13
   days on market $45,000 Active 209 DOM
3. 2026-08-12
   days on market $45,000 Active 208 DOM
4. 2026-08-11
   days on market $45,000 Active 207 DOM
5. 2026-08-10
   days on market $45,000 Active 206 DOM
6. 2026-08-09
   days on market $45,000 Active 205 DOM
7. 2026-08-08
   days on market $45,000 Active 204 DOM
8. 2026-08-07
   days on market $45,000 Active 203 DOM
9. 2026-08-06
   days on market $45,000 Active 202 DOM
10. 2026-08-05
    days on market $45,000 Active 201 DOM
11. 2026-08-04
    days on market $45,000 Active 200 DOM
12. 2026-08-03
    days on market $45,000 Active 199 DOM
13. 2026-07-31
    days on market $45,000 Active 196 DOM
14. 2026-07-30
    days on market $45,000 Active 195 DOM
15. 2026-07-29
    days on market $45,000 Active 194 DOM
16. 2026-07-27
    days on market $45,000 Active 192 DOM
17. 2026-07-25
    days on market $45,000 Active 190 DOM
18. 2026-07-23
    days on market $45,000 Active 188 DOM
19. 2026-07-22
    days on market $45,000 Active 187 DOM
20. 2026-07-21
    days on market $45,000 Active 186 DOM
21. 2026-07-18
    days on market $45,000 Active 183 DOM
22. 2026-07-16
    days on market $45,000 Active 181 DOM
23. 2026-07-16
    days on market $45,000 Active 180 DOM
24. 2026-07-14
    days on market $45,000 Active 179 DOM
25. 2026-07-13
    days on market $45,000 Active 178 DOM
26. 2026-07-12
    days on market $45,000 Active 177 DOM
27. 2026-07-11
    days on market $45,000 Active 176 DOM
28. 2026-07-10
    days on market $45,000 Active 175 DOM
29. 2026-07-09
    days on market $45,000 Active 174 DOM
30. 2026-07-08
    days on market $45,000 Active 173 DOM
31. 2026-07-07
    days on market $45,000 Active 172 DOM
32. 2026-07-06
    days on market $45,000 Active 171 DOM
33. 2026-07-05
    days on market $45,000 Active 170 DOM
34. 2026-07-04
    days on market $45,000 Active 169 DOM
35. 2026-07-03
    days on market $45,000 Active 168 DOM
36. 2026-07-02
    days on market $45,000 Active 167 DOM
37. 2026-07-01
    days on market $45,000 Active 166 DOM
38. 2026-06-30
    days on market $45,000 Active 165 DOM
39. 2026-06-29
    days on market $45,000 Active 164 DOM
40. 2026-06-28
    days on market $45,000 Active 163 DOM
41. 2026-06-28
    days on market $45,000 Active 162 DOM
42. 2026-06-27
    days on market $45,000 Active 161 DOM
43. 2026-06-26
    days on market $45,000 Active 160 DOM
44. 2026-06-22
    days on market $45,000 Active 157 DOM
45. 2026-06-21
    days on market $45,000 Active 156 DOM
46. 2026-06-19
    days on market $45,000 Active 154 DOM
47. 2026-06-18
    days on market $45,000 Active 153 DOM
48. 2026-06-17
    days on market $45,000 Active 152 DOM
49. 2026-06-16
    days on market $45,000 Active 151 DOM
50. 2026-06-15
    days on market $45,000 Active 150 DOM

ⓘ 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: $13,390
• − Mortgage interest: −$2,521
• − Property taxes: −$633
• − Insurance: −$225
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,309
• Taxable income: $6,560
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,314/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 · 3 photos

Poor 20/100 Extensive rehab Est. rehab $56,800–$102,240 screening

This property requires extensive repairs to the roof, siding, and fencing, as well as landscaping. The home is in poor condition and would benefit from significant investment to become move-in ready.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Roof (roof) — significant damage to the roof structure
• Major Exterior (exterior) — extensive damage to the exterior walls and siding

Repairs flagged

• Major roof — The roof is partially collapsed and missing shingles.
• Major siding — The siding is visibly damaged and missing sections.
• Major fencing — The fencing is damaged and partially collapsed.
• Major interior — The exterior damage suggests interior damage is likely present, which would need to be assessed and repaired.

Value-add opportunities

• Both repair the roof and siding — Repairing the roof and siding would improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both repair the fencing — Repairing the fencing would improve the home's curb appeal and security. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase its value by making it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Weeden Elementary School F AL #367/627 Nat'l #26,716/41,679 Middle Florence Middle School F AL #101/257 Nat'l #8,059/14,009 High Florence Freshman Center

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

A Composite livability gradescore 82/100

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 · 93,386 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: 7% of renters

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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%

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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%

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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

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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.