1800 18th Ave · Phenix City, AL 36867

$119,000

3 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 76 Days on market

Built 1950 0.27 ac lot Est $177k · 33% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Investor special in the heart of Phenix City! This 3-bedroom, 1-bath home offers a great opportunity for investors, flippers, or buyers looking to add value with some TLC. Situated on a spacious lot, this property has solid potential as a rental or renovation project. Home is being sold as-is and will require repairs and updates, making it ideal for those looking to customize or maximize return on investment. Strong rental demand in the area adds to the appeal. Conveniently located near schools, shopping, and just minutes from Columbus and Fort Benning. Has been a strong long-term rental property for the Seller.

Key facts

• Near shopping
• Spacious lot
• 0.27 acre lot

Tags

• SPACIOUS LOT
• NEAR SHOPPING
• MINUTES FROM COLUMBUS
• MINUTES FROM FORT BENNING

Property features AI

Finance

• Other: Approximately 1,419 finished area (square footage provided in listing data); Lot dimensions about 90 x 132 (0.27 acre)

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single-family residence; One story; No shared/common walls
• Construction: Brick and stone construction
• Exterior features: Back yard fencing; Shingle roof; Corner lot; Asphalt road frontage on a city street; Has a view

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Other interior features
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 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 22d 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 $823 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $119k implies a 54% 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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: 1.41% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.64%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $177,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 18th Ave	0.05mi	3/2.0	1,326 (-7%)	2mo	$170,000	$128	81
1711 15th Ave	0.18mi	3/2.0	1,488 (+5%)	6mo	$178,900	$120	74
2304 14th Ct	0.38mi	3/2.0	1,376 (-3%)	4mo	$162,000	$118	70
1735 Tradition Way	0.58mi	3/2.0	1,374 (-3%)	2mo	$159,900	$116	62
1308 Ingersoll Dr	0.54mi	3/2.0	1,299 (-8%)	1mo	$199,000	$153	56
1312 Ingersoll Dr	0.53mi	3/2.5	1,516 (+7%)	2mo	$249,900	$165	56
923 20th St	0.72mi	2/0.5 (-1)	1,408 (-1%)	3mo	$53,000	$38	56
2105 11th Ave	0.60mi	3/2.0	1,342 (-5%)	4mo	$118,500	$88	56
1500 28th Pl	0.70mi	3/2.0	1,356 (-4%)	1mo	$170,000	$125	55
1104 20th st St	0.56mi	3/2.0	1,597 (+12%)	0mo	$96,800	$61	49
2400 13th Ave	0.62mi	3/2.0	1,241 (-12%)	0mo	$222,500	$179	46
2413 21st Ave	0.59mi	3/2.5	1,612 (+14%)	3mo	$219,900	$136	42

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: 13.0%
• Equity multiple: 1.53×
• Total profit: $17,713
• Equity at exit: $17,743

10-year hold

• IRR: 23.6%
• Equity multiple: 3.26×
• Total profit: $75,204
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $518

Break-even live

Break-even rent $1,017

Max offer price $119,000

Occupancy floor 64%

Sensitivity live

Price	-10% $585	-5% $551	+0% $518	+5% $484	+10% $450
Rent	-10% $386	-5% $452	+0% $518	+5% $584	+10% $650
Rate	-1.0pp $578	-0.5pp $548	base $518	+0.5pp $487	+1.0pp $455

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: $29,750
• Closing costs: $3,570
• 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	14d	1	0.41mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	0.86mi
1914 Tranquil Ln Phenix City, AL	2.0	2.5	1581	$1,700	$1.08	22d	1	1.32mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $119,000 Active 76 DOM
2. 2026-06-18
   days on market $119,000 Active 73 DOM
3. 2026-06-17
   days on market $119,000 Active 72 DOM
4. 2026-06-16
   days on market $119,000 Active 71 DOM
5. 2026-06-15
   days on market $119,000 Active 70 DOM
6. 2026-06-14
   days on market $119,000 Active 68 DOM
7. 2026-06-13
   days on market $119,000 Active 67 DOM
8. 2026-06-10
   days on market $119,000 Active 65 DOM
9. 2026-06-09
   days on market $119,000 Active 64 DOM
10. 2026-06-08
    days on market $119,000 Active 63 DOM
11. 2026-06-07
    days on market $119,000 Active 62 DOM
12. 2026-06-05
    days on market $119,000 Active 59 DOM
13. 2026-06-02
    days on market $119,000 Active 57 DOM
14. 2026-06-01
    days on market $119,000 Active 56 DOM
15. 2026-05-31
    days on market $119,000 Active 55 DOM
16. 2026-05-30
    days on market $119,000 Active 54 DOM
17. 2026-05-08
    price $119,000
18. 2026-04-18
    status Active
19. 2026-04-08
    status Pending
20. 2026-03-27
    listed $129,000 Active
21. 2007-07-23
    soldstatus $77,199

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $20,070
• − Mortgage interest: −$6,666
• − Property taxes: −$1,560
• − Insurance: −$595
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,462
• Taxable income: $4,576
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,114/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

+54.1% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $119,000 EABOR
• 2026-04-18 Relisted — EABOR
• 2026-04-08 Pending — EABOR
• 2026-03-27 Listed $129,000 EABOR
• 2007-07-23 Sold (Public Records) $77,199 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,560 · +5.6% YoY. Source: county tax records.