2105 1st Ave · Phenix City, AL 36867

$119,900

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 249 Days on market

Built 1960 0.27 ac lot Est $133k · 10% 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 +27.5/30.0
• ARV discount +12.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• 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

Attractive 3 Bedroom 1 Bath home with 1530 heated SF. Large bedrooms and large great/living room. Completely fenced level yard with fig tree in back. Good home for 1st time homebuyer or for use as a rental property.

Key facts

• Fig tree
• Fenced level yard
• 0.27 acre lot

Tags

• FENCED LEVEL YARD
• FIG TREE

Property features AI

Exterior

• Parking: Carport (1 covered space, 1 carport space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Single family residence; One story; No shared/common walls; Has a view
• Construction: Brick and vinyl siding exterior; Shingle roof; Built on crawl space
• Exterior features: Covered front porch; Back yard; Front yard; Level lot; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features; Smoke detector(s)
• Laundry & utility: Laundry: other setup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($48k/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 $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $120k implies a 54% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.20% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $133,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 21st Pl	0.22mi	3/2.0	1,470 (-4%)	5mo	$250,650	$171	75
2116 6th Ave	0.23mi	3/2.0	1,440 (-6%)	1mo	$234,900	$163	74
205 25th St	0.27mi	3/2.0	1,443 (-6%)	5mo	$60,333	$42	70
2212 9th Ave	0.47mi	3/2.0	1,596 (+4%)	5mo	$200,000	$125	62
2505 10th Ave	0.63mi	3/2.0	1,587 (+4%)	1mo	$219,900	$139	60
1104 20th st St	0.74mi	3/2.0	1,597 (+4%)	0mo	$96,800	$61	54
1024 20th St	0.70mi	3/2.0	1,547 (+1%)	9mo	$63,000	$41	54
2504 4th Ave	0.34mi	3/2.0	1,720 (+12%)	9mo	$145,000	$84	52
923 20th St	0.58mi	2/0.5 (-1)	1,408 (-8%)	3mo	$53,000	$38	50
2209 8th Ave	0.43mi	4/2.0 (+1)	1,727 (+13%)	3mo	$151,000	$87	47
2200 10th Ct	0.62mi	2/1.0 (-1)	1,380 (-10%)	8mo	$100,000	$72	43
2105 11th Ave	0.71mi	3/2.0	1,342 (-12%)	4mo	$118,500	$88	39

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $6,639
• Equity at exit: $17,877

10-year hold

• IRR: 16.4%
• Equity multiple: 2.48×
• Total profit: $49,691
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $355

Break-even live

Break-even rent $983

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $423	-5% $389	+0% $355	+5% $322	+10% $288
Rent	-10% $242	-5% $299	+0% $355	+5% $412	+10% $469
Rate	-1.0pp $416	-0.5pp $386	base $355	+0.5pp $324	+1.0pp $293

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	0.94mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.15mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	44d	1	1.18mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	1.34mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $119,900 Pending 249 DOM
2. 2026-06-14
   days on market $119,900 Active 248 DOM
3. 2026-06-13
   days on market $119,900 Active 247 DOM
4. 2026-06-10
   days on market $119,900 Active 245 DOM
5. 2026-06-09
   days on market $119,900 Active 244 DOM
6. 2026-06-08
   days on market $119,900 Active 243 DOM
7. 2026-06-07
   days on market $119,900 Active 242 DOM
8. 2026-06-05
   days on market $119,900 Active 239 DOM
9. 2026-06-02
   days on market $119,900 Active 237 DOM
10. 2026-06-01
    days on market $119,900 Active 236 DOM
11. 2026-05-31
    days on market $119,900 Active 235 DOM
12. 2026-05-30
    days on market $119,900 Active 234 DOM
13. 2026-04-02
    status Active
14. 2026-04-02
    price $119,900
15. 2025-11-18
    price $125,000
16. 2025-09-15
    listed $135,000 Active
17. 1993-01-29
    soldstatus $77,969

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 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: $17,200
• − Mortgage interest: −$6,716
• − Property taxes: −$1,178
• − Insurance: −$600
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,488
• Taxable income: $2,467
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $3,674/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

+53.8% since first listed

5 events — show timeline

• 2026-04-02 Relisted — EABOR
• 2026-04-02 Price Changed $119,900 EABOR
• 2025-11-18 Price Changed $125,000 EABOR
• 2025-09-15 Listed $135,000 EABOR
• 1993-01-29 Sold (Public Records) $77,969 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,178 · +5.1% YoY. Source: county tax records.