1701 27th Ave · Phenix City, AL 36867

$120,000

4 bd · 1.0 ba · 2,010 sqft · SingleFamily public records · 87 Days on market

Built 1950 8,276 sqft lot Est $225k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This 4 bedroom, 2 bathroom home offers over 2,000 square feet of living space and is currently rented for $1,250 per month on a 12-month lease, providing immediate income for investors. Spacious floor plan and strong rental potential make this a solid addition to any portfolio. Tenant occupied.

Key facts

• 8,276 sq ft lot
• 3 parking spots
• Built 1950

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway; Three parking spaces total
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One level / single-story; No shared/attached walls
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Back yard fencing; Corner lot; Has a view; No additional exterior features listed

Interior

• Kitchen: Gas cooktop
• Bedrooms: Four main-level bedrooms
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Two fireplaces in the family room; Other interior features
• Laundry & utility: Dedicated laundry room; Gas water heater

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$225,120) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• At $2,014/mo this rent would consume 50% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.
• Current owner paid $76k; list at $120k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.68% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.56%
• DSCR: 2.40
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $225,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 28th Ave	0.55mi	4/2.0	1,944 (-3%)	1mo	$165,000	$85	64
2710 11th Pl	0.62mi	3/2.0 (-1)	1,977 (-2%)	11mo	$222,000	$112	50
1907 28th Ct	0.44mi	4/2.0	2,168 (+8%)	19mo	$189,900	$88	47
1804 Auburn Rd	0.53mi	3/2.0 (-1)	1,740 (-13%)	16mo	$295,000	$170	31
1332 Ingersoll Dr	0.66mi	3/2.5 (-1)	1,738 (-14%)	19mo	$219,900	$127	20

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: 28.9%
• Equity multiple: 2.24×
• Total profit: $41,629
• Equity at exit: $17,892

10-year hold

• IRR: 37.5%
• Equity multiple: 4.85×
• Total profit: $129,342
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $884

Break-even live

Break-even rent $895

Max offer price $120,000

Occupancy floor 51%

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: $30,000
• Closing costs: $3,600
• 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	13d	1	0.64mi
1910 Kittrell Dr Phenix City, AL	5.0	3.0	2100	$2,250	$1.07	13d	1	0.83mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	21d	1	1.32mi
2905 7th St Phenix City, AL	4.0	2.5	2290	$2,000	$0.87	21d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $120,000 Active 87 DOM
2. 2026-06-17
   days on market $120,000 Active 86 DOM
3. 2026-06-16
   days on market $120,000 Active 85 DOM
4. 2026-06-15
   days on market $120,000 Active 84 DOM
5. 2026-06-14
   days on market $120,000 Active 82 DOM
6. 2026-06-13
   days on market $120,000 Active 81 DOM
7. 2026-06-10
   days on market $120,000 Active 79 DOM
8. 2026-06-09
   days on market $120,000 Active 78 DOM
9. 2026-06-08
   days on market $120,000 Active 77 DOM
10. 2026-06-07
    days on market $120,000 Active 76 DOM
11. 2026-06-05
    days on market $120,000 Active 73 DOM
12. 2026-06-02
    days on market $120,000 Active 71 DOM
13. 2026-06-01
    days on market $120,000 Active 70 DOM
14. 2026-05-31
    days on market $120,000 Active 69 DOM
15. 2026-05-30
    days on market $120,000 Active 68 DOM
16. 2026-03-31
    status Active
17. 2026-03-16
    status Pending
18. 2026-03-08
    listed $120,000 Active
19. 2025-12-11
    historical
20. 2025-09-30
    price $100,000
21. 2025-09-30
    listed $100,000 New
22. 2025-09-16
    listed $119,000 Active
23. 2025-08-30
    price $119,000
24. 2025-08-05
    price $124,000
25. 2025-07-08
    price $129,000
26. 2025-05-28
    listed $133,000 Active
27. 2024-05-29
    status Pending
28. 2024-05-16
    listed $36,000 Active
29. 2007-04-27
    soldstatus $76,331

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$156/yr (+$13/mo · 46.3%)

ⓘ 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: $24,168
• − Mortgage interest: −$6,722
• − Property taxes: −$336
• − Insurance: −$600
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$3,491
• Taxable income: $9,152
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $8,409/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

+57.2% since first listed

14 events — show timeline

• 2026-03-31 Relisted — EABOR
• 2026-03-16 Pending — EABOR
• 2026-03-08 Listed $120,000 EABOR
• 2025-12-11 Listing Removed — GAMLS
• 2025-09-30 Price Changed $100,000 EABOR
• 2025-09-30 Listed $100,000 GAMLS
• 2025-09-16 Listed $119,000 EABOR
• 2025-08-30 Price Changed $119,000 EABOR
• 2025-08-05 Price Changed $124,000 EABOR
• 2025-07-08 Price Changed $129,000 EABOR
• 2025-05-28 Listed $133,000 EABOR
• 2024-05-29 Pending — Greater Alabama MLS
• 2024-05-16 Listed $36,000 Greater Alabama MLS
• 2007-04-27 Sold (Public Records) $76,331 Public Records

Property tax history

-11.0%/yr

Latest (2025): $336 · -68.8% YoY. Source: county tax records.