19 Rosemount Cir · Phenix City, AL 36869

$110,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.51 ac lot $84/sqft · 19% above area Est $127k · 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 +30.0/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to add to your rental portfolio? Look no further! This three bedroom, one bath home boasts not one, but two bonus rooms! Perfect for the work-from-home individual, or for that semi-private teen retreat! The roof is only three years old!

Key facts

• Two bonus rooms
• Three years old roof
• 0.51 acre lot

Tags

• TWO BONUS ROOMS
• THREE YEARS OLD ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Russell County (rural): math 18% / reading 45% proficiency, ranked #65 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 105 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 39% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 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 $83k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.85%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $126,950
• List price: $110,000
• Delta: 18.08%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.55×
• Total profit: $16,991
• Equity at exit: $16,401

10-year hold

• IRR: 21.1%
• Equity multiple: 2.58×
• Total profit: $48,751
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $612

Break-even live

Break-even rent $870

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $674	-5% $643	+0% $612	+5% $581	+10% $550
Rent	-10% $482	-5% $547	+0% $612	+5% $677	+10% $742
Rate	-1.0pp $667	-0.5pp $640	base $612	+0.5pp $584	+1.0pp $555

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Redwood Dr Phenix City, AL	3.0	2.0	1224	$1,695	$1.38	44d	1	1.37mi
14 Redwood Dr Phenix City, AL	3.0	2.0	1262	$1,425	$1.13	44d	1	1.47mi

Listing history 30 events

1. 2026-06-05
   statusdays on market $110,000 Pending 15 DOM
2. 2026-06-02
   days on market $110,000 Active 14 DOM
3. 2026-06-01
   days on market $110,000 Active 13 DOM
4. 2026-05-31
   days on market $110,000 Active 12 DOM
5. 2026-05-30
   days on market $110,000 Active 11 DOM
6. 2026-05-18
   listed $110,000 Active 244-char remark

   Show marketing remark (244 chars)

   Looking to add to your rental portfolio? Look no further! This three bedroom, one bath home boasts not one, but two bonus rooms! Perfect for the work-from-home individual, or for that semi-private teen retreat! The roof is only three years old!

7. 2026-05-15
   status Active
8. 2026-05-03
   status Pending
9. 2026-02-21
   listed $149,900 Active
10. 2025-06-27
    listed $145,000 Active
11. 2025-04-29
    price $124,900
12. 2025-04-29
    price $124,900
13. 2025-04-01
    price $139,900
14. 2025-04-01
    price $139,900
15. 2025-01-21
    listed $149,900 Active
16. 2023-10-07
    status Pending
17. 2023-10-06
    status Active
18. 2023-10-06
    historical
19. 2023-10-06
    status Active
20. 2023-10-05
    soldstatus $83,000 Closed
21. 2023-10-05
    soldstatus $35,000
22. 2023-09-19
    historical Active Under Contract
23. 2023-09-12
    listed $85,000 Active
24. 2021-05-26
    soldstatus $35,000
25. 2020-09-21
    soldstatus $22,000
26. 2020-09-21
    soldstatus $22,000
27. 2020-09-21
    soldstatus $22,000
28. 2019-05-21
    listed $25,000
29. 2019-05-21
    listed $25,000
30. 1995-12-13
    soldstatus $43,963

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,732
• − Mortgage interest: −$6,162
• − Property taxes: −$771
• − Insurance: −$550
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,200
• Taxable income: $5,892
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,931/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: Russell County
• NCES district ID: 0102880
• Math proficiency: 18% ▼ -28.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $40,292
• Composite: 26.41/100
• National rank: #7226
• State rank: #65 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: 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

+150.2% since first listed

25 events — show timeline

• 2026-05-18 Listed $110,000 EABOR
• 2026-05-15 Relisted — EABOR
• 2026-05-03 Pending — EABOR
• 2026-02-21 Listed $149,900 EABOR
• 2025-06-27 Listed $145,000 EABOR
• 2025-04-29 Price Changed $124,900 EABOR
• 2025-04-29 Price Changed $124,900 LCMLS
• 2025-04-01 Price Changed $139,900 EABOR
• 2025-04-01 Price Changed $139,900 LCMLS
• 2025-01-21 Listed $149,900 EABOR
• 2023-10-07 Pending — CBOR
• 2023-10-06 Relisted — CBOR
• 2023-10-06 Delisted — CBOR
• 2023-10-06 Relisted — CBOR
• 2023-10-05 Sold (Public Records) $35,000 Public Records
• 2023-10-05 Sold (MLS) $83,000 CBOR
• 2023-09-19 Contingent — CBOR
• 2023-09-12 Listed $85,000 CBOR
• 2021-05-26 Sold (Public Records) $35,000 Public Records
• 2020-09-21 Sold (Public Records) $22,000 Public Records
• 2020-09-21 Sold (MLS) $22,000 EABOR
• 2020-09-21 Sold (MLS) $22,000 EABOR
• 2019-05-21 Listed $25,000 EABOR
• 2019-05-21 Listed $25,000 EABOR
• 1995-12-13 Sold (Public Records) $43,963 Public Records

Property tax history

+10.5%/yr

Latest (2025): $771 · +232.0% YoY. Source: county tax records.