2510 1st Ave · Phenix City, AL 36867

$118,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 1 Days on market

Built 1960 10,454 sqft lot Est $119k · at est.

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• 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 MLS

Cute, cozy, and full of charm. This is the one you've been waiting for! Whether you're a first time homebuyer or investor, this well maintained 3 bedroom, 1 bath home offers updates and opportunity. From the moment you arrive, you'll love the inviting front porch, perfect for morning coffee. Inside, you'll find updated luxury LVP flooring flowing throughout the home, creating a modern and seamless feel. The open concept kitchen and living space make everyday living and entertaining easy, while updated fixtures, beautiful new countertops, and nicely sized bedrooms create a space that feels warm, inviting, and move in ready from the moment you walk through the door. And then there's the backyardthe true highlight of this property. Imagine grilling out, relaxing, and unwinding while listening to the peaceful sounds of the nearby waterfall from your backyard. Affordable, charming, updated, and offering a setting that's hard to find, this home is one you don't want to miss!

Key facts

• Nearby waterfall
• Open concept kitchen
• Front porch

Tags

• FRONT PORCH
• UPDATED LUXURY LVP FLOORING
• OPEN CONCEPT KITCHEN
• BACKYARD
• NEARBY WATERFALL

Property features AI

Finance

• Other: Lot is level with concrete road frontage; Lot dimensions approximately 184 x 60 (0.24 acres)
• HOA & community: No community features

Exterior

• Parking: Carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Single family residence; One level; Residential property; No shared/common walls; Has a view
• Construction: Brick and vinyl siding construction
• Exterior features: Front porch; Chain link fencing; Composition roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Other interior features; No fireplace
• Laundry & utility: Laundry features: other

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 $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (4.0% below list).
• Recommended offer: $114k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $822 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $65k; list at $119k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $114,117 (4.0% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.96% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $118,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2510 1st Ave	0.00mi	3/1.0	888 (0%)	0mo	$118,900	$134	100
2701 3rd Ave	0.13mi	3/1.0	888 (0%)	0mo	$132,000	$149	94
105 25th St	0.09mi	3/1.0	925 (+4%)	10mo	$135,000	$146	80
215 23rd St St	0.24mi	2/1.0 (-1)	877 (-1%)	5mo	$100,000	$114	77
2808 3rd Ave	0.21mi	3/2.0	908 (+2%)	10mo	$172,900	$190	74
103 25th St	0.08mi	3/1.0	977 (+10%)	12mo	$110,000	$113	70
104 23rd Pl	0.16mi	3/1.0	999 (+12%)	18mo	$97,650	$98	57
410 20th St	0.49mi	2/1.0 (-1)	880 (-1%)	19mo	$11,400	$13	55
2810 1st Ave	0.41mi	2/1.0 (-1)	821 (-8%)	15mo	$137,000	$167	51
3018 4th Ave	0.67mi	2/1.0 (-1)	962 (+8%)	2mo	$22,500	$23	49
707 29th St	0.43mi	3/2.0	1,000 (+13%)	11mo	$195,000	$195	46
804 N Railroad St St	0.74mi	2/2.0 (-1)	938 (+6%)	3mo	$64,000	$68	45

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,409
• Equity at exit: $17,728

10-year hold

• IRR: 9.1%
• Equity multiple: 1.77×
• Total profit: $25,539
• Equity at exit: $10,280

Cash invested: $33,292 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$624
• Tax from tax record: −$22 /mo · $258/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $207

Break-even live

Break-even rent $879

Max offer price $118,900

Occupancy floor 77%

Sensitivity live

Price	-10% $274	-5% $241	+0% $207	+5% $173	+10% $-2
Rent	-10% $117	-5% $162	+0% $207	+5% $252	+10% $297
Rate	-1.0pp $267	-0.5pp $237	base $207	+0.5pp $176	+1.0pp $145

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	21d	1	0.56mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	0.88mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	14d	1	0.90mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	0.98mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	0.98mi
1527 11th Ave Columbus, GA	2.0	1.0	850	$1,000	$1.18	21d	1	1.29mi
1540 11th Ave Unit 1540 Columbus, GA	2.0	1.0	750	$750	$1.00	21d	1	1.31mi
635 42nd St Columbus, GA	2.0	1.0	1008	$750	$0.74	21d	1	1.38mi
1344 24th St Columbus, GA	2.0	1.0	750	$775	$1.03	21d	1	1.38mi
4226 Oates Ave Columbus, GA	3.0	1.5	960	$1,100	$1.15	21d	1	1.41mi
1345 18th St Unit 3 Columbus, GA	2.0	1.0	775	$700	$0.90	44d	1	1.45mi
2922 Howard Ave Unit 3 Columbus, GA	2.0	2.0	1100	$795	$0.72	44d	1	1.46mi

Listing history 7 events

1. 2026-05-31
   status $118,900 Pending 1 DOM
2. 2026-05-29
   listed $118,900 Active 983-char remark

   Show marketing remark (983 chars)

   Cute, cozy, and full of charm. This is the one you've been waiting for! Whether you're a first time homebuyer or investor, this well maintained 3 bedroom, 1 bath home offers updates and opportunity. From the moment you arrive, you'll love the inviting front porch, perfect for morning coffee. Inside, you'll find updated luxury LVP flooring flowing throughout the home, creating a modern and seamless feel. The open concept kitchen and living space make everyday living and entertaining easy, while updated fixtures, beautiful new countertops, and nicely sized bedrooms create a space that feels warm, inviting, and move in ready from the moment you walk through the door. And then there's the backyardthe true highlight of this property. Imagine grilling out, relaxing, and unwinding while listening to the peaceful sounds of the nearby waterfall from your backyard. Affordable, charming, updated, and offering a setting that's hard to find, this home is one you don't want to miss!

3. 2026-05-29
   listed $118,900 Active

   Show marketing remark (983 chars)

   Cute, cozy, and full of charm. This is the one you've been waiting for! Whether you're a first time homebuyer or investor, this well maintained 3 bedroom, 1 bath home offers updates and opportunity. From the moment you arrive, you'll love the inviting front porch, perfect for morning coffee. Inside, you'll find updated luxury LVP flooring flowing throughout the home, creating a modern and seamless feel. The open concept kitchen and living space make everyday living and entertaining easy, while updated fixtures, beautiful new countertops, and nicely sized bedrooms create a space that feels warm, inviting, and move in ready from the moment you walk through the door. And then there's the backyardthe true highlight of this property. Imagine grilling out, relaxing, and unwinding while listening to the peaceful sounds of the nearby waterfall from your backyard. Affordable, charming, updated, and offering a setting that's hard to find, this home is one you don't want to miss!

4. 2025-05-20
   historical $1,200
5. 2025-04-11
   price $1,200
6. 2025-03-19
   listed $1,300
7. 2000-09-21
   soldstatus $64,512

ⓘ 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: $258 · $22/mo
• Projected year-2 tax: $487 · $41/mo
• Expected delta: +$229/yr (+$19/mo · 88.9%)

ⓘ 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 8/10 Severe 80% 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: $13,694
• − Mortgage interest: −$6,660
• − Property taxes: −$258
• − Insurance: −$594
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,459
• Taxable income: $531
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,356/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

+84.3% since first listed

6 events — show timeline

• 2026-05-29 Listed $118,900 EABOR
• 2026-05-29 Listed $118,900 CBOR
• 2025-05-20 Rental Removed $1,200 CBOR
• 2025-04-11 Price Changed $1,200 CBOR
• 2025-03-19 Listed for Rent $1,300 CBOR
• 2000-09-21 Sold (Public Records) $64,512 Public Records

Property tax history

+0.8%/yr

Latest (2015): $258 · +1.6% YoY. Source: county tax records.