532 Malone Cir · Florence, AL 35630

$158,900

3 bd · 1.5 ba · 1,436 sqft · SingleFamily public records · 45 Days on market

Built 1965 0.28 ac lot Est $195k · 19% 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 +15.0/15.0
• Cash flow +13.2/30.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, 1.5 bath home located in the heart of Florence. Enjoy being conveniently located to Seven Points, downtown Florence, and UNA. Stainless steel appliances, updated cabinets, fenced in yard, and hardwood floors are just a few of the amenities this home has to offer. Call today to see.

Key facts

• Stove
• Eat in kitchen
• Carport

Tags

• ONE STORY RANCH STYLE
• BRICK HOME
• CARPORT
• EAT IN KITCHEN
• STAINLESS REFRIGERATOR
• STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (19.1% below list).
• Recommended offer: $129k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 268 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 33% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• 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 $128,583 (19.1% 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 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $195,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Eugenia St	0.26mi	3/2.0	1,450 (+1%)	2mo	$268,900	$185	83
459 Francis Ave	0.06mi	3/1.5	1,569 (+9%)	3mo	$225,000	$143	79
1328 James St	0.23mi	3/2.0	1,496 (+4%)	5mo	$161,000	$108	76
504 Imperial Dr	0.16mi	3/1.5	1,628 (+13%)	1mo	$185,000	$114	69
1616 Chisholm Rd	0.18mi	2/1.0 (-1)	1,240 (-14%)	1mo	$210,000	$169	61
1633 Cullman St	0.66mi	3/1.5	1,384 (-4%)	4mo	$170,250	$123	60
1013 Atlanta St	0.60mi	3/1.0	1,340 (-7%)	1mo	$187,900	$140	58
209 Mattielou St E	0.68mi	3/2.0	1,502 (+5%)	2mo	$196,500	$131	56
124 Foy Ave	0.44mi	2/1.0 (-1)	1,288 (-10%)	4mo	$115,000	$89	52
1926 Randolph St	0.58mi	4/2.0 (+1)	1,585 (+10%)	3mo	$205,000	$129	47
2118 Mcburney Dr	0.71mi	3/1.0	1,289 (-10%)	3mo	$177,000	$137	46
1813 Tune Ave	0.75mi	3/1.0	1,238 (-14%)	2mo	$168,000	$136	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: -13.2%
• Equity multiple: 0.51×
• Total profit: $-21,683
• Equity at exit: $23,693

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-597
• Equity at exit: $13,739

Cash invested: $44,492 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$833
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-2

Break-even live

Break-even rent $1,289

Max offer price $158,486

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $43	+0% $-2	+5% $-47	+10% $-92
Rent	-10% $-104	-5% $-53	+0% $-2	+5% $48	+10% $99
Rate	-1.0pp $78	-0.5pp $38	base $-2	+0.5pp $-44	+1.0pp $-85

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1252 Hermitage Dr Florence, AL	2.0	2.0	1250	$1,170	$0.94	44d	1	0.29mi
1034 N Royal Ave Unit 2 Florence, AL	2.0	1.0	900	$850	$0.94	44d	1	0.55mi
1413 N Pine St Florence, AL	4.0	2.0	1444	$1,695	$1.17	44d	1	0.59mi
939 N Royal Ave Florence, AL	2.0	1.0	900	$850	$0.94	44d	1	0.62mi
530 N Royal Ave Florence, AL	2.0	1.0	1200	$1,100	$0.92	45d	1	0.72mi
1975 Darby Dr Florence, AL	1.0–2.0	1.0–1.5	997	$815	$0.82	44d	2	1.01mi
1846 Darby Dr Florence, AL	2.0	2.5	1200	$1,125	$0.94	44d	5	1.07mi
418 N Poplar St Florence, AL	2.0	2.0	1000	$995	$0.99	44d	1	1.11mi
602 E Tuscaloosa St Unit 602 Florence, AL	4.0	2.0	1750	$1,600	$0.91	44d	1	1.14mi
520 E Tuscaloosa St Unit 520-C Florence, AL	2.0	1.0	900	$995	$1.11	44d	1	1.16mi
2370 Roberts Ln Florence, AL	3.0	2.0	1716	$1,650	$0.96	44d	1	1.25mi
114 Cedarcrest Dr Florence, AL	3.0	2.5	1600	$1,400	$0.88	44d	1	1.34mi
2424 Roberts Ln Florence, AL	2.0	2.0	1100	$1,095	$1.00	44d	1	1.40mi
301 N Court St Unit 1 Florence, AL	2.0	1.5	1000	$850	$0.85	44d	1	1.40mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-08
   price $158,900
3. 2026-03-10
   listed $164,900 Active
4. 2023-06-06
   soldstatus $151,152
5. 2023-06-05
   soldstatus $151,152 Closed 302-char remark

   Show marketing remark (302 chars)

   Adorable 3 bedroom, 1.5 bath home located in the heart of Florence. Enjoy being conveniently located to Seven Points, downtown Florence, and UNA. Stainless steel appliances, updated cabinets, fenced in yard, and hardwood floors are just a few of the amenities this home has to offer. Call today to see.

6. 2023-05-09
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Adorable 3 bedroom, 1.5 bath home located in the heart of Florence. Enjoy being conveniently located to Seven Points, downtown Florence, and UNA. Stainless steel appliances, updated cabinets, fenced in yard, and hardwood floors are just a few of the amenities this home has to offer. Call today to see.

7. 2023-05-05
   listed $139,900 Active 302-char remark

   Show marketing remark (302 chars)

   Adorable 3 bedroom, 1.5 bath home located in the heart of Florence. Enjoy being conveniently located to Seven Points, downtown Florence, and UNA. Stainless steel appliances, updated cabinets, fenced in yard, and hardwood floors are just a few of the amenities this home has to offer. Call today to see.

8. 2021-05-17
   soldstatus $128,000
9. 2021-05-13
   soldstatus $128,000 234-char remark

   Show marketing remark (234 chars)

   GREAT HOME LOCATED IN CONVENIENT NORTH FLORENCE LOCATION, CLOSE TO UNA AND 7 POINTS. THIS 3 BEDROOM HOME WITH LARGE FENCED IN YARD AND NEW ROOF IS A MUST SEE. LARGE MASTER BEDROOM, SPACIOUS LIVING AREAS, WOOD FLOORS ANS SO MUCH MORE!!

10. 2021-03-28
    listed $119,000 234-char remark

    Show marketing remark (234 chars)

    GREAT HOME LOCATED IN CONVENIENT NORTH FLORENCE LOCATION, CLOSE TO UNA AND 7 POINTS. THIS 3 BEDROOM HOME WITH LARGE FENCED IN YARD AND NEW ROOF IS A MUST SEE. LARGE MASTER BEDROOM, SPACIOUS LIVING AREAS, WOOD FLOORS ANS SO MUCH MORE!!

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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: $15,430
• − Mortgage interest: −$8,901
• − Property taxes: −$1,424
• − Insurance: −$794
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$4,623
• Taxable loss: −$2,781
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $639/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

+33.5% since first listed

10 events — show timeline

• 2026-04-24 Pending — SAARMLS
• 2026-04-08 Price Changed $158,900 SAARMLS
• 2026-03-10 Listed $164,900 SAARMLS
• 2023-06-06 Sold (Public Records) $151,152 Public Records
• 2023-06-05 Sold (MLS) $151,152 SAARMLS
• 2023-05-09 Pending — SAARMLS
• 2023-05-05 Listed $139,900 SAARMLS
• 2021-05-17 Sold (Public Records) $128,000 Public Records
• 2021-05-13 Sold (MLS) $128,000 SAARMLS
• 2021-03-28 Listed $119,000 SAARMLS

Property tax history

+14.7%/yr

Latest (2025): $1,424 · +7.0% YoY. Source: county tax records.