413 16th Ave S · Phenix City, AL 36869

$84,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 138 Days on market

Built 1950 8,276 sqft lot ↓ 50% since listing

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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 +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

Key facts

• Lvp flooring
• Updated central heat
• New roof

Tags

• TURN-KEY INVESTMENT PROPERTY
• BLOCK CONSTRUCTION
• NEW ROOF
• LVP FLOORING
• UPDATED CENTRAL HEAT

Property features AI

Finance

• HOA & community: Community offers other association amenities

Exterior

• Utilities: Natural gas available; Public water available; Sewer connected
• Home design: Single-story residential property; Block construction; Slab foundation
• Construction: Block construction; Slab foundation
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Eat-in kitchen; Other appliances
• Flooring: Simulated wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Additional/other heating (see remarks); Ceiling fan(s); Window unit(s) for cooling
• Interior features: Ceiling fans; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.9% 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: Ridgecrest Elementary School (math 17% / reading 39%, grade F, #385 of 627 statewide, top 62%, 796 students, 89% FRL) — zoned schools average 89% FRL vs 64% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 107 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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 + 0.4% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 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: 1.35% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $48,672
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 S 16th Ave	0.01mi	2/1.0 (-1)	858 (-8%)	7mo	$110,000	$128	75
220 15th Ave S	0.21mi	2/1.0 (-1)	1,015 (+8%)	10mo	$45,000	$44	63
1304 2nd Place South Pl	0.33mi	2/1.0 (-1)	952 (+2%)	18mo	$35,000	$37	62
411 12th Ave	0.27mi	2/1.0 (-1)	864 (-8%)	14mo	$45,000	$52	57
111 11th Ave S	0.55mi	2/1.0 (-1)	837 (-11%)	12mo	$40,000	$48	42
710 Lawrence Ct	0.75mi	3/1.5	1,053 (+12%)	3mo	$123,000	$117	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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.35×
• Total profit: $8,167
• Equity at exit: $12,525

10-year hold

• IRR: 16.2%
• Equity multiple: 2.17×
• Total profit: $27,612
• Equity at exit: $7,263

Cash invested: $23,520 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 107
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$441
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $387

Break-even live

Break-even rent $645

Max offer price $84,000

Occupancy floor 61%

Sensitivity live

Price	-10% $435	-5% $411	+0% $387	+5% $364	+10% $340
Rent	-10% $298	-5% $342	+0% $387	+5% $432	+10% $477
Rate	-1.0pp $430	-0.5pp $409	base $387	+0.5pp $366	+1.0pp $343

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 16th Ave S Phenix City, AL	3.0	1.0	854	$975	$1.14	22d	1	0.07mi
441 S Seale Rd Unit 03 Phenix City, AL	2.0	1.0	750	$500	$0.67	22d	1	0.33mi
1702 12th Pl S Unit C Phenix City, AL	2.0	2.0	900	$825	$0.92	22d	1	0.79mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	1.01mi
1200 20th Ave S Unit G Phenix City, AL	2.0	1.0	900	$795	$0.88	15d	1	1.07mi
2514 S Seale Rd Unit P-C8 Phenix City, AL	2.0	1.0	850	$775	$0.91	15d	1	1.42mi
2514 S Seale Rd Unit P-D3 Phenix City, AL	2.0	1.0	850	$850	$1.00	15d	1	1.42mi

Listing history 25 events

1. 2026-06-21
   days on market $84,000 Active 138 DOM
2. 2026-06-18
   days on market $84,000 Active 135 DOM
3. 2026-06-17
   days on market $84,000 Active 134 DOM
4. 2026-06-16
   days on market $84,000 Active 133 DOM
5. 2026-06-15
   days on market $84,000 Active 132 DOM
6. 2026-06-14
   days on market $84,000 Active 130 DOM
7. 2026-06-13
   days on market $84,000 Active 129 DOM
8. 2026-06-10
   days on market $84,000 Active 127 DOM
9. 2026-06-09
   days on market $84,000 Active 126 DOM
10. 2026-06-08
    days on market $84,000 Active 125 DOM
11. 2026-06-07
    days on market $84,000 Active 124 DOM
12. 2026-06-05
    days on market $84,000 Active 121 DOM
13. 2026-06-02
    days on market $84,000 Active 119 DOM
14. 2026-06-01
    days on market $84,000 Active 118 DOM
15. 2026-05-31
    days on market $84,000 Active 117 DOM
16. 2026-05-30
    days on market $84,000 Active 116 DOM
17. 2026-04-14
    price $84,000
18. 2026-02-18
    price $89,900 923-char remark

    Show marketing remark (922 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

19. 2026-02-18
    price $89,900 922-char remark

    Show marketing remark (922 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

20. 2026-02-18
    price $89,900

    Show marketing remark (922 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

21. 2026-02-03
    listed $99,900 Active

    Show marketing remark (922 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

22. 2026-02-03
    listed $99,900 Active 922-char remark

    Show marketing remark (922 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

23. 2026-02-02
    listed $99,900 Active 923-char remark

    Show marketing remark (923 chars)

    Solid, Low-Maintenance Rental in Phenix City Turn-key investment property with long-term, reliable tenants already in place. This 3 bedroom, 1 bath home is currently rented for $800 per month, with tenants who have been in the home for years and consistently pay on time. Built for durability, the home features block construction on slab, offering long-term stability and low structural maintenance. Major updates have already been handled, including a newer roof, LVP flooring, and updated central heat. Cooling is provided by window units, keeping systems simple and service costs low. A unique bonus for maintenance access: while the home is slab construction, the kitchen and bathroom plumbing are accessible via a crawlspace, making future plumbing work far easier and less invasive than typical slab homes. Tenants take excellent care of the property, making this an easy, low-stress addition to a rental portfolio.

24. 2025-06-03
    soldstatus $166,820
25. 2024-08-20
    soldstatus $166,820

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $409 · $34/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,624
• − Mortgage interest: −$4,705
• − Property taxes: −$409
• − Insurance: −$420
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,444
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $3,816/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): 21,518
• Household income: $50,061
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: Black 50% White 41% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -47.69%
• Current HPI: 166.9094
• Rent YoY: ▲ 0.43%
• 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

-49.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $84,000 LCMLS
• 2026-02-18 Price Changed $89,900 EABOR
• 2026-02-18 Price Changed $89,900 CBOR
• 2026-02-18 Price Changed $89,900 LCMLS
• 2026-02-03 Listed $99,900 LCMLS
• 2026-02-03 Listed $99,900 CBOR
• 2026-02-02 Listed $99,900 EABOR
• 2025-06-03 Sold (Public Records) $166,820 Public Records
• 2024-08-20 Sold (Public Records) $166,820 Public Records

Property tax history

+1.8%/yr

Latest (2025): $409 · +0.0% YoY. Source: county tax records.