1412 10th Ave · Phenix City, AL 36867

$65,000

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 178 Days on market

Built 1930 6,098 sqft lot Est $58k · 12% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! Rare opportunity to purchase two homes on one lot as well as the adjacent open lot all for the price of one! This property is situated in a developing area within minutes of downtown Columbus/Phenix City. Opportunity is endless.

Key facts

• 6,098 sq ft lot
• Built 1930
• Listed 177 days

Property features AI

Finance

• Financial info: Tax information available
• HOA & community: No community features listed

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; One story (single level); No shared/common walls
• Construction: Wood siding construction; Crawl space foundation
• Exterior features: Chain link fencing; Composition roof; Back yard; Cleared lot; Asphalt road frontage on a city street; Has a view

Interior

• Kitchen: Gas oven
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Has heating (other); Ceiling fan(s) for cooling
• Interior features: High speed internet
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 5.0% in Phenix City — 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 60/100 on livability (#297 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Phenix City (suburban): math 22% / reading 44% proficiency, ranked #59 of 129 in AL (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 217 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Russell County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1930 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.12% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.57%
• DSCR: 2.98
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $58,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 10th Ave	0.13mi	2/1.0	816 (-4%)	10mo	$23,000	$28	78
1000 N Railroad St	0.25mi	1/1.0 (-1)	802 (-6%)	8mo	$9,500	$12	67
1002 N Railroad St	0.25mi	2/1.0	818 (-4%)	19mo	$10,000	$12	65
804 N Railroad St St	0.28mi	2/2.0	938 (+10%)	3mo	$64,000	$68	64
1700 14th Ct	0.48mi	2/1.0	884 (+4%)	12mo	$87,000	$98	62
1009 11th St	0.48mi	2/1.0	802 (-6%)	10mo	$86,000	$107	59
2103 14th Ct	0.66mi	2/1.0	825 (-3%)	8mo	$70,000	$85	57
1506 14th Ct	0.44mi	3/1.0 (+1)	916 (+7%)	9mo	$63,000	$69	55
410 20th St	0.55mi	2/1.0	880 (+3%)	19mo	$11,400	$13	54
1704 14th Ct	0.49mi	2/—	884 (+4%)	23mo	$31,000	$35	52
1013 22nd St	0.52mi	2/2.0	895 (+5%)	20mo	$110,000	$123	47
500 22nd St	0.68mi	2/1.0	917 (+7%)	20mo	$35,000	$38	40

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 · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 2.97×
• Total profit: $35,822
• Equity at exit: $9,692

10-year hold

• IRR: 51.1%
• Equity multiple: 6.54×
• Total profit: $100,838
• Equity at exit: $5,620

Cash invested: $18,200 (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 36867

• Home prices YoY: -30.1%
• Rents YoY: 5.3%
• Active inventory: 217
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $676

Break-even live

Break-even rent $521

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $713	-5% $694	+0% $676	+5% $658	+10% $639
Rent	-10% $567	-5% $622	+0% $676	+5% $730	+10% $785
Rate	-1.0pp $709	-0.5pp $693	base $676	+0.5pp $659	+1.0pp $642

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	21d	1	0.52mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	14d	1	0.91mi

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 178 DOM
2. 2026-06-17
   days on market $65,000 Active 177 DOM
3. 2026-06-16
   days on market $65,000 Active 176 DOM
4. 2026-06-15
   days on market $65,000 Active 175 DOM
5. 2026-06-14
   days on market $65,000 Active 173 DOM
6. 2026-06-13
   days on market $65,000 Active 172 DOM
7. 2026-06-10
   days on market $65,000 Active 170 DOM
8. 2026-06-09
   days on market $65,000 Active 169 DOM
9. 2026-06-08
   days on market $65,000 Active 168 DOM
10. 2026-06-07
    days on market $65,000 Active 167 DOM
11. 2026-06-05
    days on market $65,000 Active 164 DOM
12. 2026-06-02
    days on market $65,000 Active 162 DOM
13. 2026-06-01
    days on market $65,000 Active 161 DOM
14. 2026-05-31
    days on market $65,000 Active 160 DOM
15. 2026-05-30
    days on market $65,000 Active 159 DOM
16. 2025-12-22
    listed $65,000 Active

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $525 · $44/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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,522
• − Mortgage interest: −$3,641
• − Property taxes: −$525
• − Insurance: −$325
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$1,891
• Taxable income: $7,496
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,313/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: Phenix City
• NCES district ID: 0102700
• Math proficiency: 22% ▼ -24.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $36,228
• Composite: 27.29/100
• National rank: #7001
• State rank: #59 of 129 in AL

Livability — Phenix City

• Score: 60/100
• State rank: #297
• US rank: #19037

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phenix City, AL
• County: Russell County · 53,055 people
• City population: 62,290
• Metro: Columbus, GA-AL
• Population (ZIP): 22,821
• Household income: $48,026
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 1399.0

Population outlook (Russell County) Hauer SSP2

• Today (2025): 70,137 people
• By 2030: 75,826 · +8.1%
• By 2040: 87,858 · +25.3%
• By 2050: 99,721 · +42.2%
• By 2075: 128,009 · +82.5%
• By 2100: 149,251 · +112.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 53% Black 34% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1%

Political lean MEDSL · Russell

• 2024 margin: Toss-up / Even · D 50.4% · R 48.7%
• 2008→2024 swing: -5.6pp toward R · 2008: 7.3pp · 2024: 1.7pp
• All cycles: 2024: D+1.7 2020: D+6.4 2016: D+1.9 2012: D+11.8 2008: D+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.10%
• Current HPI: 171.8426
• Rent YoY: ▲ 5.33%
• Metro: Columbus, GA-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

• 2025-12-22 Listed $65,000 EABOR

Property tax history

+21.9%/yr

Latest (2025): $525 · +76.4% YoY. Source: county tax records.