1609 7th St S · Phenix City, AL 36869

$174,900

4 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 40 Days on market

Built 1970 Est $157k · 11% over

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Why this score? — see what drove the D+ 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is owned by The US Dept of HUD Case #011-645802 Info & Disclosures found at HudHomeStore.com Home is sold as is and no repairs are allowed prior to closing. Home is Insured W/ Escrow subject to appraisal. Seller makes no representation or warranties as to property condition. HUD Homes are sold "As Is". EHO. Earnest Money must be a Cashier Check or Money Order made out to Listing Broker. Seller may contribute 3% CC upon request. Built in 1970 Pre 1978 Properties to include LBP notice Property is owned by the US Dept of HUD. Case Number is 011-645802 Property is Insured W/ Escrow under FHA standards and subject to appraisal. Earnest Money must be Cashier's Check or Money Order made out to Listing Broker. Seller may contribute up to 3% for buyers closing cost upon buyer's request. HUD Homes are sold "As Is" and no repairs are allowed prior to closing. Built in 1970. 3 bed 2.5 bat

Key facts

• Built 1970
• Listed 40 days

Tags

• WORKSHOPS IN THE BACK
• GREAT PLACE FOR STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• 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 flat; 107 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 43% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $63k; list at $175k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $157,410
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 16th Ct S	0.29mi	3/2.0 (-1)	1,394 (-3%)	1mo	$158,605	$114	72
1703 Ridgecrest Dr	0.42mi	4/2.0	1,456 (+2%)	4mo	$222,500	$153	70
802 17th Ave S	0.11mi	3/2.0 (-1)	1,416 (-1%)	20mo	$137,000	$97	68
1605 7th St S	0.03mi	4/2.0	1,269 (-11%)	20mo	$174,000	$137	59
1718 Epworth St	0.27mi	3/2.0 (-1)	1,404 (-2%)	20mo	$154,000	$110	59
709 9th Ave S	0.75mi	3/2.0 (-1)	1,426 (-0%)	16mo	$119,700	$84	42
1301 8th St South	0.52mi	3/2.0 (-1)	1,640 (+15%)	5mo	$165,000	$101	38
1616 Ridgecrest Dr	0.43mi	3/2.0 (-1)	1,612 (+13%)	23mo	$155,000	$96	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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,087
• Equity at exit: $26,078

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,746
• Equity at exit: $15,122

Cash invested: $48,972 (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: 107
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $312

Break-even live

Break-even rent $1,416

Max offer price $174,900

Occupancy floor 78%

Sensitivity live

Price	-10% $411	-5% $361	+0% $312	+5% $262	+10% $213
Rent	-10% $169	-5% $240	+0% $312	+5% $383	+10% $455
Rate	-1.0pp $400	-0.5pp $356	base $312	+0.5pp $266	+1.0pp $220

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Brentwood Dr Phenix City, AL	4.0	2.0	1718	$1,795	$1.04	14d	1	1.11mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	14d	1	1.45mi

Listing history 10 events

1. 2025-04-24
   status Pending
2. 2025-04-10
   price $174,900
3. 2025-04-03
   status Active
4. 2025-03-25
   status Pending
5. 2025-03-06
   listed $179,900 Active
6. 2020-07-23
   soldstatus $63,200 924-char remark

   Show marketing remark (512 chars)

   Property is owned by The US Dept of HUD Case #011-645802 Info & Disclosures found at HudHomeStore.com Home is sold as is and no repairs are allowed prior to closing. Home is Insured W/ Escrow subject to appraisal. Seller makes no representation or warranties as to property condition. HUD Homes are sold "As Is". EHO. Earnest Money must be a Cashier Check or Money Order made out to Listing Broker. Seller may contribute 3% CC upon request. Built in 1970 Pre 1978 Properties to include LBP notice

7. 2020-07-23
   soldstatus $63,200 512-char remark

   Show marketing remark (512 chars)

   Property is owned by The US Dept of HUD Case #011-645802 Info & Disclosures found at HudHomeStore.com Home is sold as is and no repairs are allowed prior to closing. Home is Insured W/ Escrow subject to appraisal. Seller makes no representation or warranties as to property condition. HUD Homes are sold "As Is". EHO. Earnest Money must be a Cashier Check or Money Order made out to Listing Broker. Seller may contribute 3% CC upon request. Built in 1970 Pre 1978 Properties to include LBP notice

8. 2019-12-13
   listed $63,200 924-char remark

   Show marketing remark (512 chars)

   Property is owned by The US Dept of HUD Case #011-645802 Info & Disclosures found at HudHomeStore.com Home is sold as is and no repairs are allowed prior to closing. Home is Insured W/ Escrow subject to appraisal. Seller makes no representation or warranties as to property condition. HUD Homes are sold "As Is". EHO. Earnest Money must be a Cashier Check or Money Order made out to Listing Broker. Seller may contribute 3% CC upon request. Built in 1970 Pre 1978 Properties to include LBP notice

9. 2019-12-13
   listed $63,200 512-char remark

   Show marketing remark (512 chars)

   Property is owned by The US Dept of HUD Case #011-645802 Info & Disclosures found at HudHomeStore.com Home is sold as is and no repairs are allowed prior to closing. Home is Insured W/ Escrow subject to appraisal. Seller makes no representation or warranties as to property condition. HUD Homes are sold "As Is". EHO. Earnest Money must be a Cashier Check or Money Order made out to Listing Broker. Seller may contribute 3% CC upon request. Built in 1970 Pre 1978 Properties to include LBP notice

10. 2005-06-09
    soldstatus $85,395

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,729
• − Mortgage interest: −$9,797
• − Property taxes: −$1,546
• − Insurance: −$874
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$5,088
• Taxable income: $947
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $3,512/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): 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

+104.8% since first listed

10 events — show timeline

• 2025-04-24 Pending — EABOR
• 2025-04-10 Price Changed $174,900 EABOR
• 2025-04-03 Relisted — EABOR
• 2025-03-25 Pending — EABOR
• 2025-03-06 Listed $179,900 EABOR
• 2020-07-23 Sold (MLS) $63,200 EABOR
• 2020-07-23 Sold (MLS) $63,200 EABOR
• 2019-12-13 Listed $63,200 EABOR
• 2019-12-13 Listed $63,200 EABOR
• 2005-06-09 Sold (Public Records) $85,395 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,546 · +0.0% YoY. Source: county tax records.