808 Shanna Ct Ct · Phenix City, AL 36867

$180,000

None bd · None ba · 1,768 sqft · MultiFamily public records · 32 Days on market

Built 1980 0.26 ac lot Est $175k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.2/15.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Opportunity – Single-Story Duplex with Stable Section 8 Income & Portfolio Expansion Potential | $180,000 Well-maintained single-story duplex offering consistent, government-backed rental income. This property is ideal for investors seeking reliable cash flow with reduced vacancy risk. Unit 808 is currently rented at $750/month through the Section 8 program, with a lease in place through October 31, 2026, providing secure and predictable income. Unit 810 is also rented at $750/month through Section 8, with a lease in place through December 2026, creating strong, stable cash flow across both units. Total rental income: $1,500/month With leases extending into late 2026 and participation in the Section 8 program, this property offers consistent payments and long-term tenant stability, making it a dependable addition to any investment portfolio. Highlights: Single-story duplex Total rental income of $1,500/month Section 8 tenants in place Long-term leases (Oct & Dec 2026) Stable, low-maintenance investment Consistent occupancy with reduced vacancy risk This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

Key facts

• Consistent occupancy
• Single-story duplex
• 0.26 acre lot

Tags

• SINGLE-STORY DUPLEX
• CONSISTENT OCCUPANCY

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway parking; 2 total parking spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available; Phone available; Water available; Sewer available
• Home design: Duplex (residential income); One level / single-story
• Construction: Brick and vinyl siding construction
• Exterior features: Located on a cul-de-sac; No fencing; Shingle roof

Interior

• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Central heating; Central air conditioning; Ceiling fans; Has a view

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive. Per door: $375/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Phenix City Elementary School (math 11% / reading 29%, grade F, #455 of 627 statewide, top 73%, 715 students, 90% FRL); Phenix City Intermediate School (math 18% / reading 41%, grade F, #129 of 257 statewide, top 52%, 1,044 students, 80% FRL); Central High School (math 26% / reading 21%, grade F, #139 of 305 statewide, top 45%, 1,495 students, 74% FRL) — zoned schools average 81% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• At $2,418/mo this rent would consume 60% of the median local household income ($48k/yr) (locally 1399% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $96k; list at $180k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $175,032
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 21st St	0.03mi	—/—	1,768 (0%)	1mo	$175,000	$99	98
801 21st St	0.04mi	—/—	1,908 (+8%)	1mo	$177,000	$93	84

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: 11.9%
• Equity multiple: 1.48×
• Total profit: $24,403
• Equity at exit: $26,839

10-year hold

• IRR: 22.6%
• Equity multiple: 3.14×
• Total profit: $107,684
• Equity at exit: $15,563

Cash invested: $50,400 (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 36867

• Home prices YoY: -30.1%
• Rents YoY: 5.3%
• Active inventory: 217
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$944
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $750

Break-even live

Break-even rent $1,468

Max offer price $180,000

Occupancy floor 64%

Sensitivity live

Price	-10% $852	-5% $801	+0% $750	+5% $699	+10% $648
Rent	-10% $559	-5% $655	+0% $750	+5% $846	+10% $941
Rate	-1.0pp $841	-0.5pp $796	base $750	+0.5pp $704	+1.0pp $656

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,418
Total (2 units)			$2,418

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	15d	1	1.17mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	15d	1	1.31mi

Listing history 5 events

1. 2026-05-12
   status Pending

   Show marketing remark (1335 chars)

   Investor Opportunity – Single-Story Duplex with Stable Section 8 Income & Portfolio Expansion Potential | $180,000 Well-maintained single-story duplex offering consistent, government-backed rental income. This property is ideal for investors seeking reliable cash flow with reduced vacancy risk. Unit 808 is currently rented at $750/month through the Section 8 program, with a lease in place through October 31, 2026, providing secure and predictable income. Unit 810 is also rented at $750/month through Section 8, with a lease in place through December 2026, creating strong, stable cash flow across both units. Total rental income: $1,500/month With leases extending into late 2026 and participation in the Section 8 program, this property offers consistent payments and long-term tenant stability, making it a dependable addition to any investment portfolio. Highlights: Single-story duplex Total rental income of $1,500/month Section 8 tenants in place Long-term leases (Oct & Dec 2026) Stable, low-maintenance investment Consistent occupancy with reduced vacancy risk This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

2. 2026-05-12
   status Pending 1335-char remark

   Show marketing remark (1335 chars)

   Investor Opportunity – Single-Story Duplex with Stable Section 8 Income & Portfolio Expansion Potential | $180,000 Well-maintained single-story duplex offering consistent, government-backed rental income. This property is ideal for investors seeking reliable cash flow with reduced vacancy risk. Unit 808 is currently rented at $750/month through the Section 8 program, with a lease in place through October 31, 2026, providing secure and predictable income. Unit 810 is also rented at $750/month through Section 8, with a lease in place through December 2026, creating strong, stable cash flow across both units. Total rental income: $1,500/month With leases extending into late 2026 and participation in the Section 8 program, this property offers consistent payments and long-term tenant stability, making it a dependable addition to any investment portfolio. Highlights: Single-story duplex Total rental income of $1,500/month Section 8 tenants in place Long-term leases (Oct & Dec 2026) Stable, low-maintenance investment Consistent occupancy with reduced vacancy risk This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

3. 2026-04-10
   listed $180,000 Active

   Show marketing remark (1335 chars)

   Investor Opportunity – Single-Story Duplex with Stable Section 8 Income & Portfolio Expansion Potential | $180,000 Well-maintained single-story duplex offering consistent, government-backed rental income. This property is ideal for investors seeking reliable cash flow with reduced vacancy risk. Unit 808 is currently rented at $750/month through the Section 8 program, with a lease in place through October 31, 2026, providing secure and predictable income. Unit 810 is also rented at $750/month through Section 8, with a lease in place through December 2026, creating strong, stable cash flow across both units. Total rental income: $1,500/month With leases extending into late 2026 and participation in the Section 8 program, this property offers consistent payments and long-term tenant stability, making it a dependable addition to any investment portfolio. Highlights: Single-story duplex Total rental income of $1,500/month Section 8 tenants in place Long-term leases (Oct & Dec 2026) Stable, low-maintenance investment Consistent occupancy with reduced vacancy risk This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

4. 2026-04-10
   listed $180,000 Active 1335-char remark

   Show marketing remark (1335 chars)

   Investor Opportunity – Single-Story Duplex with Stable Section 8 Income & Portfolio Expansion Potential | $180,000 Well-maintained single-story duplex offering consistent, government-backed rental income. This property is ideal for investors seeking reliable cash flow with reduced vacancy risk. Unit 808 is currently rented at $750/month through the Section 8 program, with a lease in place through October 31, 2026, providing secure and predictable income. Unit 810 is also rented at $750/month through Section 8, with a lease in place through December 2026, creating strong, stable cash flow across both units. Total rental income: $1,500/month With leases extending into late 2026 and participation in the Section 8 program, this property offers consistent payments and long-term tenant stability, making it a dependable addition to any investment portfolio. Highlights: Single-story duplex Total rental income of $1,500/month Section 8 tenants in place Long-term leases (Oct & Dec 2026) Stable, low-maintenance investment Consistent occupancy with reduced vacancy risk This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

5. 1989-03-13
   soldstatus $95,871

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $29,016
• − Mortgage interest: −$10,083
• − Property taxes: −$1,692
• − Insurance: −$900
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$5,236
• Taxable income: $6,462
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $7,452/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

+87.8% since first listed

5 events — show timeline

• 2026-05-12 Pending — EABOR
• 2026-05-12 Pending — CBOR
• 2026-04-10 Listed $180,000 EABOR
• 2026-04-10 Listed $180,000 CBOR
• 1989-03-13 Sold (Public Records) $95,871 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,692 · +6.9% YoY. Source: county tax records.