1102 Knowles · Phenix City, AL 36869

$88,500

2 bd · 1.0 ba · 1,250 sqft · SingleFamily · 22 Days on market

Built 1947 Good condition 0.33 ac lot Est $99k · 10% under

---

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 +12.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located in the heart of Phenix City, This property offers the perfect blend of quiet residential living and easy access to nearby amenities. Situated on Knowles Road just minutes from US-431, this home is in close proximity to shopping, dining, schools, and Ft. Benning / Columbus. Ga The surrounding area features established homes, spacious lots, and a comfortable suburban atmosphere ideal for homeownership or investors alike. 1102 Knowles Road Phenix City, Alabama 36869 is located in a residential area of south Phenix City near US-431 property SOLD AS-IS

Key facts

• 0.33 acre lot
• Built 1947
• Listed 22 days

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot approximately 0.33 acres (75 x 100 x 50); Road frontage on a city street
• HOA & community: No community amenities

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One level; No shared/common walls
• Construction: Lap siding construction; Asbestos shingle roof; Built with a standard foundation
• Exterior features: Covered porch/patio; Back yard; Has view

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; No fireplace
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% 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 flat; 105 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 32% of the median local income ($50k/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 $612 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,172 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $98,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Seale Rd	0.41mi	3/2.0 (+1)	1,288 (+3%)	10mo	$75,570	$59	58
411 11th Ave	0.04mi	2/1.0	1,080 (-14%)	20mo	$85,000	$79	58
702 12th Ct	0.36mi	3/2.0 (+1)	1,265 (+1%)	22mo	$149,900	$118	54
112 14th Ave N	0.61mi	2/1.0	1,170 (-6%)	16mo	$15,000	$13	48
520 Seale Road Rd	0.32mi	3/1.0 (+1)	1,085 (-13%)	14mo	$8,600	$8	47
307 14th Ave	0.27mi	3/2.0 (+1)	1,368 (+9%)	20mo	$76,000	$56	46
724 12th Ct	0.45mi	3/1.0 (+1)	1,180 (-6%)	23mo	$22,500	$19	46
301 14th Ave	0.28mi	3/2.0 (+1)	1,368 (+9%)	23mo	$182,000	$133	43
1701 4th Pl	0.47mi	3/2.0 (+1)	1,327 (+6%)	21mo	$135,000	$102	42
1010 Sandfort Rd	0.41mi	3/2.0 (+1)	1,352 (+8%)	21mo	$150,000	$111	40
524 21st Ave	0.73mi	3/1.5 (+1)	1,240 (-1%)	23mo	$135,000	$109	39
914 11th Avenue Ave	0.68mi	3/1.0 (+1)	1,164 (-7%)	22mo	$20,000	$17	33

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: 12.1%
• Equity multiple: 1.46×
• Total profit: $11,503
• Equity at exit: $13,196

10-year hold

• IRR: 18.9%
• Equity multiple: 2.39×
• Total profit: $34,434
• Equity at exit: $7,652

Cash invested: $24,780 (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: 105
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $459

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 61%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	14d	1	0.74mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	14d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $88,500 Active 22 DOM
2. 2026-06-17
   days on market $88,500 Active 21 DOM
3. 2026-06-16
   days on market $88,500 Active 20 DOM
4. 2026-06-15
   days on market $88,500 Active 19 DOM
5. 2026-06-14
   days on market $88,500 Active 17 DOM
6. 2026-06-13
   days on market $88,500 Active 16 DOM
7. 2026-06-10
   days on market $88,500 Active 14 DOM
8. 2026-06-09
   days on market $88,500 Active 13 DOM
9. 2026-06-09
   price $88,500 Active 12 DOM
10. 2026-06-08
    days on market $89,900 Active 12 DOM
11. 2026-06-07
    days on market $89,900 Active 11 DOM
12. 2026-06-05
    days on market $89,900 Active 8 DOM
13. 2026-06-02
    days on market $89,900 Active 6 DOM
14. 2026-06-01
    days on market $89,900 Active 5 DOM
15. 2026-05-31
    days on market $89,900 Active 4 DOM
16. 2026-05-30
    days on market $89,900 Active 3 DOM
17. 2026-05-27
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,264
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,575
• Taxable income: $4,360
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,463/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed. Painting the exterior and replacing carpet with hardwood would significantly increase its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Install new kitchen appliances — Modernizes kitchen and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install new kitchen appliances — Modernizes kitchen and attracts buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-27 Listed $89,900 EABOR