529 Mimosa Rd · Phenix City, AL 36870

$160,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 52 Days on market

Built 1997 6,098 sqft lot $153/sqft · 13% below area Est $184k · 13% 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 +28.7/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

Key facts

• 6,098 sq ft lot
• Built 1997
• Listed 51 days

Property features AI

Finance

• Other: Directions: Take Hwy 169 to Hwy 80, turn right on Hwy 80, go to Mimosa Rd and turn left; house will be on the right.
• HOA & community: No association amenities

Exterior

• Utilities: Connected to sewer; Water available
• Home design: One-story residential home; Subdivision: THE LAKES
• Construction: Brick and cement siding construction; Slab foundation; Built area above grade: 1,048
• Exterior features: Fenced backyard

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Lee County (rural): math 23% / reading 47% proficiency, ranked #40 of 129 in AL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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.
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.18% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $184,352
• List price: $160,000
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Mimosa Rd	0.15mi	3/2.0	1,122 (+7%)	3mo	$188,000	$168	74
115 Mill Pond Street St	0.13mi	3/2.0	1,109 (+6%)	16mo	$155,400	$140	67
596 Lee Road 500	0.07mi	3/2.0	1,122 (+7%)	22mo	$178,000	$159	63
127 Mill Pond St	0.12mi	3/2.0	1,164 (+11%)	14mo	$190,000	$163	60
98 Mill Pond St	0.16mi	3/2.0	1,156 (+10%)	14mo	$190,000	$164	60
589 Mill Pond Dr	0.22mi	3/2.0	1,189 (+14%)	8mo	$196,000	$165	57
22 Lake Ct	0.11mi	3/2.0	1,165 (+11%)	22mo	$177,000	$152	54
22 Lake Ln	0.12mi	3/2.0	1,171 (+12%)	22mo	$195,000	$167	52
765 Mill Pond Dr	0.33mi	3/2.0	1,200 (+14%)	9mo	$182,000	$152	49
714 Lee Road 443	0.58mi	3/2.0	1,154 (+10%)	6mo	$188,000	$163	47

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,036
• Equity at exit: $23,857

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $50,548
• Equity at exit: $13,834

Cash invested: $44,800 (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: 134
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $534

Break-even live

Break-even rent $1,205

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $625	-5% $580	+0% $534	+5% $489	+10% $444
Rent	-10% $386	-5% $460	+0% $534	+5% $609	+10% $683
Rate	-1.0pp $615	-0.5pp $575	base $534	+0.5pp $493	+1.0pp $451

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	14d	1	0.22mi
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	45d	1	0.56mi

Listing history 31 events

1. 2026-06-21
   days on market $160,000 Active 52 DOM
2. 2026-06-19
   days on market $160,000 Active 50 DOM
3. 2026-06-18
   days on market $160,000 Active 49 DOM
4. 2026-06-17
   days on market $160,000 Active 48 DOM
5. 2026-06-16
   days on market $160,000 Active 47 DOM
6. 2026-06-15
   days on market $160,000 Active 46 DOM
7. 2026-06-14
   days on market $160,000 Active 44 DOM
8. 2026-06-13
   days on market $160,000 Active 43 DOM
9. 2026-06-10
   days on market $160,000 Active 41 DOM
10. 2026-06-09
    days on market $160,000 Active 40 DOM
11. 2026-06-08
    days on market $160,000 Active 39 DOM
12. 2026-06-07
    days on market $160,000 Active 38 DOM
13. 2026-06-05
    days on market $160,000 Active 35 DOM
14. 2026-06-03
    days on market $160,000 Active 34 DOM
15. 2026-06-02
    days on market $160,000 Active 33 DOM
16. 2026-06-01
    days on market $160,000 Active 32 DOM
17. 2026-05-31
    days on market $160,000 Active 31 DOM
18. 2026-05-30
    days on market $160,000 Active 30 DOM
19. 2026-04-30
    listed $160,000 Active
20. 2024-05-30
    price $157,500
21. 2024-05-01
    listed $163,000 Active
22. 2023-05-26
    soldstatus $157,500 Closed

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

23. 2023-05-26
    soldstatus $157,500 Closed

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

24. 2023-05-26
    soldstatus $157,500

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

25. 2023-05-25
    soldstatus $157,000
26. 2023-05-10
    status Pending

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

27. 2023-05-10
    status Pending

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

28. 2023-04-25
    price $155,000

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

29. 2023-04-25
    listed $155,000 Active

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

30. 2023-04-25
    listed $155,000

    Show marketing remark (270 chars)

    Check out this cozy 3 bed 2 full bath home in Phenix City Al. Very well maintained. Perfect home for first time home buyers or someone looking to downsize. Covered back looking onto level backyard. Conveniently located, short drive to downtown Columbus, and Ft Benning .

31. 2023-03-27
    listed $160,000 Active

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$101/yr (+$8/mo · 18.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,576
• − Mortgage interest: −$8,962
• − Property taxes: −$555
• − Insurance: −$800
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$4,655
• Taxable income: $3,992
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,453/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: Lee County
• NCES district ID: 0102070
• Math proficiency: 23% ▼ -27.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $47,786
• Composite: 30.04/100
• National rank: #6355
• State rank: #40 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

• 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 (Lee County) Hauer SSP2

• Today (2025): 196,440 people
• By 2030: 217,417 · +10.7%
• By 2040: 259,467 · +32.1%
• By 2050: 301,557 · +53.5%
• By 2075: 402,186 · +104.7%
• By 2100: 474,503 · +141.6%

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 · Lee

• 2024 margin: Strong R (+27.8) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -8.1pp toward R · 2008: -19.8pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+20.1 2016: R+23.1 2012: R+19.9 2008: R+19.8

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

+0.0% since first listed

13 events — show timeline

• 2026-04-30 Listed $160,000 LCMLS
• 2024-05-30 Price Changed $157,500 EABOR
• 2024-05-01 Listed $163,000 EABOR
• 2023-05-26 Sold (MLS) $157,500 EABOR
• 2023-05-26 Sold (MLS) $157,500 CBOR
• 2023-05-26 Sold (MLS) $157,500 EABOR
• 2023-05-25 Sold (Public Records) $157,000 Public Records
• 2023-05-10 Pending — CBOR
• 2023-05-10 Pending — EABOR
• 2023-04-25 Price Changed $155,000 CBOR
• 2023-04-25 Listed $155,000 EABOR
• 2023-04-25 Listed $155,000 EABOR
• 2023-03-27 Listed $160,000 CBOR

Property tax history

+22.2%/yr

Latest (2025): $555 · +7.0% YoY. Source: county tax records.