3811 26th Ave Ave · Phenix City, AL 36867

$189,900

4 bd · 1.0 ba · 1,889 sqft · SingleFamily public records · 12 Days on market

Built 1967 0.39 ac lot Est $278k · 32% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• 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

Great location. 4 bedrooms, 3 full bathroom homes is in need of tender loving care and a new owner. This home is perferctly situated offtering convenient access to local school, Lakewood Golf Course, which boasts a variety of emerging shopping and dining options. . Schedule your showing today. The property is being sold as is.

Key facts

• Lakewood golf course
• Convenient access
• Local school

Tags

• CONVENIENT ACCESS
• LOCAL SCHOOL
• LAKEWOOD GOLF COURSE
• EMERGING SHOPPING
• DINING OPTION

Property features AI

Finance

• HOA & community: Community offers golf

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Single-family residence; One level; Residential property; Fixer condition; Has a view; No common walls
• Construction: Brick construction
• Exterior features: Private yard; Covered patio/porch; Back yard fencing; Shingle roof

Interior

• Kitchen: Electric oven; Electric range; Garbage disposal
• Bedrooms: 4 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central heating; Ceiling fans for cooling
• Interior features: Central vacuum; Wood window frames; 1 fireplace
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.3% 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.
• 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; 3 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).
• At $2,072/mo this rent would consume 52% of the median local household income ($48k/yr) (locally 1399% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $110k; list at $190k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $189,900

Questions for the listing agent

1. Built in 1967 — 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: 1.09% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $277,683
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2901 Creekstone Ln	0.19mi	3/2.0 (-1)	1,961 (+4%)	0mo	$325,000	$166	76
3901 Brookwood Dr	0.23mi	3/2.0 (-1)	1,977 (+5%)	5mo	$289,900	$147	68
2749 Sawgrass Ln	0.38mi	4/2.0	1,939 (+3%)	7mo	$305,000	$157	68
3305 Karen Ct	0.29mi	3/2.5 (-1)	1,830 (-3%)	6mo	$300,000	$164	65
2005 Landau Dr	0.44mi	4/2.0	1,999 (+6%)	7mo	$264,000	$132	60
2732 Sawgrass Ln	0.40mi	3/2.0 (-1)	1,981 (+5%)	7mo	$305,000	$154	58
3404 Canopy Ct	0.44mi	3/2.0 (-1)	1,760 (-7%)	7mo	$250,000	$142	54
27 Lakewood Pl	0.45mi	3/2.0 (-1)	1,727 (-9%)	5mo	$190,000	$110	52
2007 Landau Dr	0.42mi	3/2.0 (-1)	1,645 (-13%)	4mo	$262,000	$159	46
2402 Beacon St. St	0.28mi	3/2.0 (-1)	1,626 (-14%)	11mo	$235,000	$145	45
2803 22nd Ave	0.68mi	4/2.0	1,705 (-10%)	12mo	$183,500	$108	37
4203 Bridgewater Dr	0.60mi	3/2.5 (-1)	2,141 (+13%)	8mo	$265,000	$124	32

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-10,064
• Equity at exit: $28,315

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $33,111
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $246

Break-even live

Break-even rent $1,760

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $353	-5% $300	+0% $246	+5% $192	+10% $138
Rent	-10% $82	-5% $164	+0% $246	+5% $328	+10% $410
Rate	-1.0pp $342	-0.5pp $294	base $246	+0.5pp $197	+1.0pp $147

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3622 S Railroad St Phenix City, AL	1.0–3.0	1.0–2.5	1141	$1,792	$1.57	14d	10	0.65mi
4404 Bridgewater Dr Phenix City, AL	3.0	2.0	1894	$2,100	$1.11	22d	1	0.83mi
1910 Kittrell Dr Phenix City, AL	5.0	3.0	2100	$2,250	$1.07	14d	1	1.46mi

Listing history 9 events

1. 2026-06-21
   days on market $189,900 Active 12 DOM
2. 2026-06-18
   days on market $189,900 Active 9 DOM
3. 2026-06-17
   days on market $189,900 Active 8 DOM
4. 2026-06-16
   days on market $189,900 Active 7 DOM
5. 2026-06-15
   days on market $189,900 Active 6 DOM
6. 2026-06-14
   days on market $189,900 Active 4 DOM
7. 2026-06-13
   days on market $189,900 Active 3 DOM
8. 2026-06-10
   remarks 316-char remark
9. 2026-06-10
   listed $189,900 Active 1 DOM

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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 2/10 Low
• 🌡 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: $24,858
• − Mortgage interest: −$10,637
• − Property taxes: −$2,990
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$5,524
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,955/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

+22.8% since first listed

5 events — show timeline

• 2026-06-09 Listed $189,900 EABOR
• 2026-06-09 Listed $189,900 CBOR
• 2017-04-26 Sold (MLS) $110,000 EABOR
• 2016-11-15 Listed $119,900 EABOR
• 2005-04-11 Sold (Public Records) $154,673 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,990 · +6.1% YoY. Source: county tax records.