1714 20th Ave · Phenix City, AL 36867

$99,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 72 Days on market

Built 1950 7,405 sqft lot Est $88k · 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home offering comfortable living in a convenient location. With under 1,000 square feet, this property features a functional layout and inviting living spaces. The fenced front yard provides added outdoor space for a variety of uses. Conveniently located near shopping, schools, and everyday amenities. A great opportunity for those seeking an affordable home with easy access to local conveniences.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1950

Property features AI

Finance

• Financial info: Annual property tax listed
• HOA & community: No community features listed

Exterior

• Parking: Carport (1 covered space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Single-family residence; One story; No common walls
• Construction: Asbestos construction material
• Exterior features: Private yard; Landscaped lot; Front porch (covered); Chain-link front yard fencing; Composition roof; Has a view

Interior

• Kitchen: Electric range; Garbage disposal; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Double-pane windows; Crawl space basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 33% 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 $684 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 + 5.3% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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 $55k; list at $99k implies a 80% 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 1.32% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $88,200
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1804 16th Pl	0.11mi	2/1.0	910 (+1%)	2mo	$125,000	$137	91
1704 18th St	0.19mi	3/1.0 (+1)	980 (+9%)	3mo	$100,000	$102	69
1700 14th Ct	0.46mi	2/1.0	884 (-2%)	12mo	$87,000	$98	66
2100 17th Pl	0.20mi	2/1.0	962 (+7%)	19mo	$56,500	$59	63
1506 14th Ct	0.48mi	3/1.0 (+1)	916 (+2%)	9mo	$63,000	$69	62
1704 14th Ct	0.46mi	2/—	884 (-2%)	23mo	$31,000	$35	56
2103 14th Ct	0.53mi	2/1.0	825 (-8%)	8mo	$70,000	$85	55
2000 14th Ave	0.55mi	2/1.0	864 (-4%)	24mo	$80,000	$93	48
2301 26th St	0.62mi	2/1.0	950 (+6%)	24mo	$97,500	$103	42
1500 14th Ct	0.50mi	3/1.0 (+1)	1,034 (+15%)	10mo	$139,000	$134	38

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: 12.0%
• Equity multiple: 1.49×
• Total profit: $13,570
• Equity at exit: $14,761

10-year hold

• IRR: 22.6%
• Equity multiple: 3.14×
• Total profit: $59,307
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $416

Break-even live

Break-even rent $776

Max offer price $99,000

Occupancy floor 63%

Sensitivity live

Price	-10% $472	-5% $444	+0% $416	+5% $388	+10% $360
Rent	-10% $313	-5% $365	+0% $416	+5% $468	+10% $519
Rate	-1.0pp $466	-0.5pp $441	base $416	+0.5pp $391	+1.0pp $364

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	22d	1	0.78mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	1.05mi

Listing history 29 events

1. 2026-06-18
   days on market $99,000 Active 72 DOM
2. 2026-06-17
   days on market $99,000 Active 71 DOM
3. 2026-06-16
   days on market $99,000 Active 70 DOM
4. 2026-06-15
   days on market $99,000 Active 69 DOM
5. 2026-06-14
   days on market $99,000 Active 67 DOM
6. 2026-06-13
   days on market $99,000 Active 66 DOM
7. 2026-06-10
   days on market $99,000 Active 64 DOM
8. 2026-06-09
   days on market $99,000 Active 63 DOM
9. 2026-06-08
   days on market $99,000 Active 62 DOM
10. 2026-06-07
    days on market $99,000 Active 61 DOM
11. 2026-06-05
    days on market $99,000 Active 58 DOM
12. 2026-06-02
    days on market $99,000 Active 56 DOM
13. 2026-06-01
    days on market $99,000 Active 55 DOM
14. 2026-05-31
    days on market $99,000 Active 54 DOM
15. 2026-05-30
    days on market $99,000 Active 53 DOM
16. 2026-04-07
    listed $99,000 Active
17. 2025-08-01
    historical $900
18. 2025-06-25
    listed $900
19. 2024-09-13
    historical $900
20. 2024-06-15
    listed $900
21. 2023-09-25
    historical $800
22. 2023-08-08
    listed $800
23. 2022-01-27
    soldstatus $55,000
24. 2022-01-27
    soldstatus $55,000
25. 2021-06-21
    listed $777,788
26. 2021-05-21
    listed $59,000
27. 2021-05-21
    listed $59,000
28. 2020-10-21
    listed $60,000
29. 2004-03-30
    soldstatus $29,056

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $631 · $53/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: $15,634
• − Mortgage interest: −$5,546
• − Property taxes: −$631
• − Insurance: −$495
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,880
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,135/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

+240.7% since first listed

14 events — show timeline

• 2026-04-07 Listed $99,000 EABOR
• 2025-08-01 Rental Removed $900 EABOR
• 2025-06-25 Listed for Rent $900 EABOR
• 2024-09-13 Rental Removed $900 RENT.
• 2024-06-15 Listed for Rent $900 RENT.
• 2023-09-25 Rental Removed $800 APPFOLIO
• 2023-08-08 Listed for Rent $800 APPFOLIO
• 2022-01-27 Sold (MLS) $55,000 EABOR
• 2022-01-27 Sold (MLS) $55,000 EABOR
• 2021-06-21 Listed $777,788 EABOR
• 2021-05-21 Listed $59,000 EABOR
• 2021-05-21 Listed $59,000 EABOR
• 2020-10-21 Listed $60,000 EABOR
• 2004-03-30 Sold (Public Records) $29,056 Public Records

Property tax history

+5.6%/yr

Latest (2025): $631 · +5.5% YoY. Source: county tax records.