24 Dixon Dr · Phenix City, AL 36869

$179,900

3 bd · 2.0 ba · 1,990 sqft · Manufactured public records · 57 Days on market

Built 1995 0.45 ac lot $90/sqft · 20% below area Est $226k · 20% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.5/10.0
• 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

Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

Key facts

• Move-in ready
• New lighting
• Remodeled

Tags

• REMODELED
• MOVE-IN READY
• NEW ROOF
• NEW PLUMBING
• NEW LIGHTING
• NEW SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.8% below list).
• Recommended offer: $153k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 57 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; list at $180k implies a 365% 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; moderate 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 $153,269 (14.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,764
• List price: $179,900
• Delta: -20.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-23,042
• Equity at exit: $26,824

10-year hold

• IRR: -7.9%
• Equity multiple: 0.55×
• Total profit: $-22,544
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $158

Break-even live

Break-even rent $1,333

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $179,900 Pending 57 DOM
2. 2026-05-30
   days on market $179,900 Active 57 DOM
3. 2026-05-16
   status Pending 345-char remark

   Show marketing remark (345 chars)

   Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

4. 2026-05-12
   price $179,900 345-char remark

   Show marketing remark (345 chars)

   Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

5. 2026-04-23
   price $184,900 345-char remark

   Show marketing remark (345 chars)

   Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

6. 2026-04-16
   price $189,900 345-char remark

   Show marketing remark (345 chars)

   Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

7. 2026-03-22
   listed $194,900 Active 345-char remark

   Show marketing remark (345 chars)

   Completely remodeled and move-in ready manufactured home. New Roof, New Plumbing, New Lighting New Sinks, New Countertops, New Flooring, New Paint, and the list continues. .. This property includes - Living Room, Eat-in Kitchen, Dining room, Den, 3 Bedrooms, 2 Baths, Covered Deck, Large Workshop. .. All on a great lot, minutes from Fort Moore.

8. 2004-08-27
   soldstatus $38,718

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$325/yr (+$27/mo · 78.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,392
• − Mortgage interest: −$10,077
• − Property taxes: −$413
• − Insurance: −$900
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,233
• Taxable loss: −$1,173
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $2,178/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

+364.6% since first listed

6 events — show timeline

• 2026-05-16 Pending — EABOR
• 2026-05-12 Price Changed $179,900 EABOR
• 2026-04-23 Price Changed $184,900 EABOR
• 2026-04-16 Price Changed $189,900 EABOR
• 2026-03-22 Listed $194,900 EABOR
• 2004-08-27 Sold (Public Records) $38,718 Public Records

Property tax history

+117.9%/yr

Latest (2025): $413 · +117.9% YoY. Source: county tax records.