37 Pioneer Dr · Phenix City, AL 36875

$100,000

3 bd · 2.0 ba · 1,216 sqft · Other · 16 Days on market

Built 2021 Good condition 1,960 sqft 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
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 2021 Clayton "Anniversary" 16 x 80 3 bedroom 2 bath manufacture home totally remodeled with a beautiful layout. Comes 0.45 acres and is move in ready. Open floor plan and the kitchen has lots of cabinet space and counter space. Living area has built in entertainment center and master bathroom comes with Garden Tub and stand alone shower. Greater starter home or investment property.

Key facts

• 1,960 sq ft lot
• Parking
• Built 2021

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Utilities listed as unknown
• Home design: Single-story; Clayton Anniversary model; Manufactured home (Clayton, Avalon park)
• Construction: Vinyl siding; Slab foundation; Built by builder (year source: Builder)
• Exterior features: Deck; Fully fenced yard; Privacy fencing; Located outside city limits; Dirt road access

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate flooring; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 20 active listings in the ZIP; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $6k; list at $100k implies a 1438% 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; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.11% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.69%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.3%
• Equity multiple: 2.64×
• Total profit: $45,786
• Equity at exit: $14,910

10-year hold

• IRR: 44.8%
• Equity multiple: 5.28×
• Total profit: $119,781
• Equity at exit: $8,646

Cash invested: $28,000 (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 36875

• Home prices YoY: -10.7%
• Active inventory: 20
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $973

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 49%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 16 DOM
2. 2026-06-17
   days on market $100,000 Active 15 DOM
3. 2026-06-16
   days on market $100,000 Active 14 DOM
4. 2026-06-15
   days on market $100,000 Active 13 DOM
5. 2026-06-14
   days on market $100,000 Active 11 DOM
6. 2026-06-13
   days on market $100,000 Active 10 DOM
7. 2026-06-10
   days on market $100,000 Active 8 DOM
8. 2026-06-09
   days on market $100,000 Active 7 DOM
9. 2026-06-08
   days on market $100,000 Active 6 DOM
10. 2026-06-07
    days on market $100,000 Active 5 DOM
11. 2026-06-05
    days on market $100,000 Active 2 DOM
12. 2026-06-03
    remarks 394-char remark
13. 2026-06-03
    listed $100,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,274
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$2,909
• Taxable income: $10,720
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $9,101/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2021 Clayton Anniversary 16 x 80 3-bedroom 2-bath manufactured home is move-in ready with a beautiful layout and new finishes throughout. It's an excellent investment property with a good condition score and minimal maintenance required.

Value-add opportunities

• Resale Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Rental Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce utility costs and appeal to renters
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Rental Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce utility costs and appeal to renters ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 62,290
• Population (ZIP): 3,909

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Two or more races 3%
• Common ancestry: Slovak 2% Danish 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -22.32%
• Current HPI: 186.7862
• Rent YoY: —
• Metro: —
• 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

+1438.5% since first listed

3 events — show timeline

• 2026-06-02 Listed $100,000 MAAR
• 2026-06-02 Listed $100,000 LCMLS
• 2020-12-02 Sold (Public Records) $6,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $37 · +6.2% YoY. Source: county tax records.