1308 Ingersoll Dr · Phenix City, AL 36867

$199,000

3 bd · 2.0 ba · 1,299 sqft · SingleFamily public records · 6 Days on market

Built 2023 6,168 sqft lot Est $151k · 32% over

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Why this score? — see what drove the F 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 +13.1/30.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3-bedroom, 2-bath Craftsman-style home, featuring a double garage and an inviting open floor plan. LVP flooring flows seamlessly throughout the main living areas. The kitchen, dining, and living rooms are open and connected for easy movement and modern living. The kitchen offers granite countertops, stainless steel appliances, and an iron-pipe pantry with wooden shelving. The master suite includes a spacious walk-in closet with custom wood shelving and a private bath featuring a dual vanity and a tub/shower combo. A conveniently located laundry room also includes an iron-pipe wooden shelf for added storage. Enjoy privacy in the fenced backyard—perfect for pets or relaxing.

Key facts

• Open floor plan
• Walk-in closet
• Private bath

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IRON-PIPE PANTRY
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-5 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.0% below list).
• Recommended offer: $169k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Phenix City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Westview Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 421 students, 79% 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).
• Market conditions: Rents rising fast (+5.3%/yr); 217 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $169,245 (15.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $150,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Ingersoll Dr	0.00mi	3/2.0	1,299 (0%)	1mo	$199,000	$153	100
1304 Ingersoll Dr	0.02mi	3/2.0	1,285 (-1%)	11mo	$215,000	$167	88
1712 12th Pl	0.20mi	3/2.0	1,186 (-9%)	2mo	$125,000	$105	74
1709 18th Ave	0.50mi	3/2.0	1,326 (+2%)	2mo	$170,000	$128	71
1720 19th Ave	0.47mi	2/2.0 (-1)	1,304 (+0%)	8mo	$164,000	$126	66
1904 18th St	0.52mi	3/2.0	1,316 (+1%)	10mo	$139,900	$106	65
1718 16th Ave	0.63mi	2/1.5 (-1)	1,300 (+0%)	7mo	$118,000	$91	57
2106 16th st St	0.34mi	2/1.0 (-1)	1,197 (-8%)	7mo	$25,000	$21	56
1704 18th Ave	0.50mi	2/1.5 (-1)	1,191 (-8%)	6mo	$132,000	$111	51
1700 21st St	0.72mi	3/2.0	1,372 (+6%)	9mo	$86,490	$63	49
1713 19th Ave	0.43mi	3/1.0	1,121 (-14%)	5mo	$130,000	$116	49
1711 15th Ave	0.62mi	3/2.0	1,488 (+14%)	7mo	$178,900	$120	41

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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-28,531
• Equity at exit: $29,672

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-7,799
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-5

Break-even live

Break-even rent $1,699

Max offer price $198,029

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $51	+0% $-5	+5% $-62	+10% $-118
Rent	-10% $-139	-5% $-72	+0% $-5	+5% $61	+10% $128
Rate	-1.0pp $95	-0.5pp $45	base $-5	+0.5pp $-57	+1.0pp $-110

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.13mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	0.91mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	1.21mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	1.28mi

Listing history 18 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   price $199,000
3. 2026-04-23
   status Active
4. 2026-04-10
   status Pending
5. 2026-04-06
   listed $218,000 Active
6. 2026-01-04
   price $218,000
7. 2025-11-22
   listed $218,500 Active
8. 2023-10-27
   soldstatus $204,000 Closed
9. 2023-10-27
   soldstatus $204,000 Closed
10. 2023-10-27
    soldstatus $66,000
11. 2023-10-06
    status Pending
12. 2023-10-04
    status Pending
13. 2023-10-04
    historical
14. 2023-10-04
    price $204,000
15. 2023-10-01
    listed $199,900 Active
16. 2023-10-01
    listed $204,000
17. 2023-10-01
    listed $199,900 Active
18. 2017-07-27
    listed $14,900

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 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: $20,309
• − Mortgage interest: −$11,147
• − Property taxes: −$2,592
• − Insurance: −$995
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$5,789
• Taxable loss: −$3,464
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $765/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

+1235.6% since first listed

18 events — show timeline

• 2026-04-25 Pending — EABOR
• 2026-04-23 Price Changed $199,000 EABOR
• 2026-04-23 Relisted — EABOR
• 2026-04-10 Pending — EABOR
• 2026-04-06 Listed $218,000 EABOR
• 2026-01-04 Price Changed $218,000 EABOR
• 2025-11-22 Listed $218,500 EABOR
• 2023-10-27 Sold (Public Records) $66,000 Public Records
• 2023-10-27 Sold (MLS) $204,000 EABOR
• 2023-10-27 Sold (MLS) $204,000 CBOR
• 2023-10-06 Pending — CBOR
• 2023-10-04 Pending — EABOR
• 2023-10-04 Price Changed $204,000 EABOR
• 2023-10-04 Delisted — EABOR
• 2023-10-01 Listed $199,900 EABOR
• 2023-10-01 Listed $204,000 EABOR
• 2023-10-01 Listed $199,900 CBOR
• 2017-07-27 Listed $14,900 EABOR

Property tax history

+26.5%/yr

Latest (2025): $2,592 · +9.8% YoY. Source: county tax records.