1005 W Irvine Ave · Florence, AL 35630

$130,000

3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 293 Days on market

Built 1979 7,405 sqft lot $71/sqft · 36% below area Est $202k · 36% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

Key facts

• Two driveways
• 4-car garage
• Large living room

Tags

• UPDATED EAT-IN KITCHEN
• LARGE LIVING ROOM
• COZY FIREPLACE
• MODERN VINYL FLOORING
• TWO DRIVEWAYS
• 4-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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).
• This rent runs 43% 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1979 — 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: 1.28% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $201,770
• List price: $130,000
• Delta: -35.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Ridgeway St	0.57mi	3/1.5	1,873 (+2%)	12mo	$200,000	$107	59
421 Tombigbee St	0.60mi	3/2.0	1,950 (+6%)	14mo	$218,500	$112	50
810 Dixie Ave	0.60mi	3/2.0	2,004 (+9%)	22mo	$205,000	$102	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: 9.7%
• Equity multiple: 1.40×
• Total profit: $14,418
• Equity at exit: $19,383

10-year hold

• IRR: 21.2%
• Equity multiple: 3.07×
• Total profit: $75,208
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $471

Break-even live

Break-even rent $1,067

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $545	-5% $508	+0% $471	+5% $434	+10% $397
Rent	-10% $340	-5% $405	+0% $471	+5% $537	+10% $602
Rate	-1.0pp $537	-0.5pp $504	base $471	+0.5pp $437	+1.0pp $403

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	45d	1	1.27mi
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	45d	1	1.47mi

Listing history 25 events

1. 2026-06-21
   days on market $130,000 Active 293 DOM
2. 2026-06-19
   days on market $130,000 Active 291 DOM
3. 2026-06-18
   days on market $130,000 Active 290 DOM
4. 2026-06-17
   days on market $130,000 Active 289 DOM
5. 2026-06-16
   days on market $130,000 Active 288 DOM
6. 2026-06-15
   days on market $130,000 Active 287 DOM
7. 2026-06-14
   days on market $130,000 Active 285 DOM
8. 2026-06-13
   days on market $130,000 Active 284 DOM
9. 2026-06-10
   days on market $130,000 Active 282 DOM
10. 2026-06-09
    days on market $130,000 Active 281 DOM
11. 2026-06-08
    days on market $130,000 Active 280 DOM
12. 2026-06-05
    days on market $130,000 Active 276 DOM
13. 2026-06-02
    days on market $130,000 Active 274 DOM
14. 2026-06-01
    days on market $130,000 Active 273 DOM
15. 2026-05-31
    days on market $130,000 Active 272 DOM
16. 2026-05-30
    days on market $130,000 Active 271 DOM
17. 2026-04-16
    status Active 592-char remark

    Show marketing remark (592 chars)

    Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

18. 2026-04-06
    status Pending 592-char remark

    Show marketing remark (592 chars)

    Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

19. 2026-03-23
    price $130,000 592-char remark

    Show marketing remark (592 chars)

    Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

20. 2025-10-20
    price $148,500 592-char remark

    Show marketing remark (592 chars)

    Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

21. 2025-08-22
    listed $149,500 Active 592-char remark

    Show marketing remark (592 chars)

    Spacious home just 0.7 miles from UNA—perfect as a primary residence, student housing, or rental investment! Inside you’ll find an updated eat-in kitchen, a large living room with a cozy fireplace, and modern vinyl flooring. Two driveways provide ample parking, plus a 4-car garage with a 960 sq ft addition built in 2000—ideal for a workshop, home office, or man cave. With flexible living space and this property offers both comfort and opportunity. With a few cosmetic updates to make this space your own. Buyer to confirm all information. Conventional Financing or Cash.

22. 2020-09-01
    soldstatus $45,000
23. 2020-08-31
    soldstatus $45,000
24. 2020-06-11
    listed $59,900
25. 2019-03-27
    listed $69,900

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $19,961
• − Mortgage interest: −$7,282
• − Property taxes: −$1,286
• − Insurance: −$650
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,782
• Taxable income: $3,768
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,748/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

+86.0% since first listed

9 events — show timeline

• 2026-04-16 Relisted — SAARMLS
• 2026-04-06 Pending — SAARMLS
• 2026-03-23 Price Changed $130,000 SAARMLS
• 2025-10-20 Price Changed $148,500 SAARMLS
• 2025-08-22 Listed $149,500 SAARMLS
• 2020-09-01 Sold (Public Records) $45,000 Public Records
• 2020-08-31 Sold (MLS) $45,000 SAARMLS
• 2020-06-11 Listed $59,900 SAARMLS
• 2019-03-27 Listed $69,900 SAARMLS

Property tax history

+2.1%/yr

Latest (2025): $1,286 · -11.9% YoY. Source: county tax records.