1822 6th Ct · Phenix City, AL 36870

$99,500

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 79 Days on market

Built 1924 0.50 ac lot Est $103k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1822 6th Ct! This would make a great addition to your rental portfolio! Could be purchase as a package deal. The address are all in Phenix City and include 1705 Auburn Rd, 1604 Auburn Rd, 1015 11th Ave, 1005 11th St, & 1822 Sixth Ct. Most all have tenants in place and have been producing nearly $65,000 in rental income yearly! On top of that, 1705 Auburn Rd is already zoned commercial and is currently vacant but with a ton of interest. 1604 Auburn Rd is across the street and could pretty easily be converted to commercial as well; while being within eyesight of HWY 80. All of the HVACs are under 5 years old and most Water Heaters have been replaced. This packaged deal would m

Key facts

• 0.5 acre lot
• Built 1924
• Listed 79 days

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: No parking listed
• Utilities: Public water; Sewer: other; Other utilities
• Home design: Single-family residence; One story
• Construction: Other construction materials; Other roof
• Exterior features: Other exterior features; No patio or porch; No fencing; Has a view

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Has heating (other type); Has cooling (other type)
• Interior features: Other interior features; No fireplace
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 132 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $34k; list at $100k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1924 — 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: 1.51% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.02%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 20th St	0.09mi	3/1.0	1,094 (-7%)	9mo	$58,000	$53	77
703 22nd St	0.21mi	2/2.0 (-1)	1,188 (+1%)	9mo	$145,000	$122	72
2002 6th Ave	0.07mi	2/1.0 (-1)	1,024 (-13%)	2mo	$32,500	$32	68
2104 1st Ave	0.33mi	2/1.0 (-1)	1,120 (-5%)	5mo	$85,000	$76	68
923 16th St	0.34mi	2/1.0 (-1)	1,224 (+4%)	9mo	$20,000	$16	65
2107 11th Ave	0.46mi	3/2.0	1,156 (-2%)	10mo	$109,900	$95	64
2500 5th Ave	0.44mi	3/2.0	1,247 (+6%)	4mo	$219,900	$176	62
2400 13th Ave	0.66mi	3/2.0	1,241 (+6%)	0mo	$222,500	$179	56
103 24th St	0.44mi	2/2.0 (-1)	1,250 (+6%)	10mo	$75,000	$60	52
1208 20th st St	0.59mi	3/1.0	1,040 (-12%)	3mo	$50,800	$49	51
2105 11th Ave	0.46mi	3/2.0	1,342 (+14%)	4mo	$118,500	$88	48
707 29th St	0.69mi	3/2.0	1,000 (-15%)	11mo	$195,000	$195	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.75×
• Total profit: $20,843
• Equity at exit: $14,836

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $65,673
• Equity at exit: $8,603

Cash invested: $27,860 (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 36870

• Home prices YoY: -10.5%
• Active inventory: 132
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$522
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $581

Break-even live

Break-even rent $767

Max offer price $99,500

Occupancy floor 56%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	20d	1	0.23mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	1.25mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	13d	1	1.25mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	20d	1	1.38mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	13d	1	1.39mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	20d	1	1.43mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	13d	1	1.43mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	43d	1	1.44mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	43d	1	1.44mi

Listing history 23 events

1. 2026-06-18
   days on market $99,500 Active 79 DOM
2. 2026-06-17
   days on market $99,500 Active 78 DOM
3. 2026-06-16
   days on market $99,500 Active 77 DOM
4. 2026-06-15
   days on market $99,500 Active 76 DOM
5. 2026-06-14
   days on market $99,500 Active 74 DOM
6. 2026-06-13
   days on market $99,500 Active 73 DOM
7. 2026-06-10
   days on market $99,500 Active 71 DOM
8. 2026-06-09
   days on market $99,500 Active 70 DOM
9. 2026-06-08
   days on market $99,500 Active 69 DOM
10. 2026-06-07
    days on market $99,500 Active 68 DOM
11. 2026-06-05
    days on market $99,500 Active 65 DOM
12. 2026-06-02
    days on market $99,500 Active 63 DOM
13. 2026-06-01
    days on market $99,500 Active 62 DOM
14. 2026-05-31
    days on market $99,500 Active 61 DOM
15. 2026-05-30
    days on market $99,500 Active 60 DOM
16. 2026-03-31
    listed $99,500 Active
17. 2025-05-20
    status Active
18. 2025-02-19
    status Active
19. 2025-02-12
    status Pending
20. 2025-01-13
    listed $99,500 Active
21. 2022-04-04
    listed $101,500
22. 2022-04-04
    listed $101,500 Active
23. 2005-06-27
    soldstatus $33,882

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $516 · $43/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 1/10 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: $18,031
• − Mortgage interest: −$5,574
• − Property taxes: −$516
• − Insurance: −$498
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,895
• Taxable income: $5,665
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $5,610/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: Lee County · 144,175 people
• City population: 62,290
• Metro: Auburn-Opelika, AL
• Population (ZIP): 17,951
• Household income: $72,500
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 500.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Spanish 3% Korean 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: ▼ -28.19%
• Current HPI: 241.1403
• Rent YoY: —
• Metro: Auburn-Opelika, 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

+193.7% since first listed

8 events — show timeline

• 2026-03-31 Listed $99,500 EABOR
• 2025-05-20 Relisted — EABOR
• 2025-02-19 Relisted — EABOR
• 2025-02-12 Pending — EABOR
• 2025-01-13 Listed $99,500 EABOR
• 2022-04-04 Listed $101,500 EABOR
• 2022-04-04 Listed $101,500 EABOR
• 2005-06-27 Sold (Public Records) $33,882 Public Records

Property tax history

+3.8%/yr

Latest (2025): $516 · +5.6% YoY. Source: county tax records.