2701 11th Pl · Phenix City, AL 36869

$85,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 24 Days on market

Built 1950 0.28 ac lot

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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 +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the dead end of a quiet street near the Ladonia area of Phenix City, this 4 bedroom, 2 bathroom home offers plenty of potential at a price that’s hard to beat. Recent updates include a roof and water heater both replaced within the last 6 years, along with some fresh interior paint completed within the past 6 months. Whether you're looking for your next home or an investment opportunity, this property is priced to sell and ready for its next owner. Home is being sold as-is.

Key facts

• 0.28 acre lot
• Built 1950
• Listed 23 days

Property features AI

Finance

• Other: Residential property (single family); Lot approximately 0.28 acres (160 x 73)
• HOA & community: No community features

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available; Other utilities available
• Home design: Single-family residence; One story / single level; No shared/common walls; Has a view
• Construction: Vinyl siding; Shingle roof; Built with a slab or foundation (basement: none)
• Exterior features: Covered front porch; Covered side porch; Back yard; Cleared, level lot; City street frontage; Asphalt road

Interior

• Bedrooms: Four main-level bedrooms
• Flooring: Other flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; No fireplace
• Laundry & utility: Laundry area (other features)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $11k; list at $85k implies a 692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.07% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.61%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $202,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 28th Ave Ave	0.12mi	3/2.0 (-1)	1,594 (+8%)	3mo	$199,900	$125	73
1312 Ingersoll Dr	0.56mi	3/2.5 (-1)	1,516 (+3%)	2mo	$249,900	$165	60
1308 Ingersoll Dr	0.54mi	3/2.0 (-1)	1,299 (-12%)	1mo	$199,000	$153	50
706 27th Ave	0.57mi	3/2.0 (-1)	1,588 (+8%)	10mo	$140,000	$88	46
1307 Ingersoll Dr	0.46mi	3/2.0 (-1)	1,343 (-9%)	15mo	$185,000	$138	46
721 Pine Hill Ct	0.54mi	3/2.0 (-1)	1,348 (-8%)	12mo	$120,000	$89	46
710 Pine Hill Ct	0.59mi	3/2.0 (-1)	1,416 (-4%)	20mo	$85,400	$60	44
2714 8th St	0.51mi	3/2.0 (-1)	1,359 (-8%)	18mo	$164,000	$121	44
1309 Ingersoll Dr	0.47mi	3/2.0 (-1)	1,358 (-8%)	20mo	$179,900	$132	43
1304 Ingersoll Dr	0.53mi	3/2.0 (-1)	1,285 (-13%)	11mo	$215,000	$167	41
703 Williams Ave	0.73mi	3/2.5 (-1)	1,560 (+6%)	21mo	$239,900	$154	32
705 Williams Ave	0.71mi	3/2.5 (-1)	1,560 (+6%)	22mo	$239,900	$154	31

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: 33.7%
• Equity multiple: 2.37×
• Total profit: $32,676
• Equity at exit: $12,674

10-year hold

• IRR: 39.2%
• Equity multiple: 4.23×
• Total profit: $76,768
• Equity at exit: $7,349

Cash invested: $23,800 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 105
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $799

Break-even live

Break-even rent $749

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	13d	1	0.66mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	21d	1	0.73mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	13d	1	1.14mi

Listing history 8 events

1. 2026-06-01
   days on market $85,000 Active 24 DOM
2. 2026-05-31
   days on market $85,000 Active 23 DOM
3. 2026-05-30
   days on market $85,000 Active 22 DOM
4. 2026-05-09
   price $85,000
5. 2026-05-08
   listed $80,000 Active
6. 2025-03-01
   price $125,500
7. 2025-02-14
   listed $165,500 Active
8. 1983-11-26
   soldstatus $10,731

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $528 · $44/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 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: $21,116
• − Mortgage interest: −$4,761
• − Property taxes: −$528
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$2,473
• Taxable income: $8,753
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $7,481/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

+692.1% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $85,000 EABOR
• 2026-05-08 Listed $80,000 EABOR
• 2025-03-01 Price Changed $125,500 VMLS
• 2025-02-14 Listed $165,500 VMLS
• 1983-11-26 Sold (Public Records) $10,731 Public Records

Property tax history

-1.8%/yr

Latest (2025): $528 · +8.0% YoY. Source: county tax records.