1005 11th St · Phenix City, AL 36870

$79,500

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 79 Days on market

Built 1940 0.50 ac lot Est $83k · at est.

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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 +9.6/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1005 11th Street! This property could make for a great addition to your rental portfolio. Could be purchased as a package deal. The address are all in Phenix City and include 1705 Auburn Rd, 1604 Auburn Rd, 1015 11th Ave, 1005 11th St, & 1822 Sixth Ct. Most all have tenants in place and have been producing nearly $65,000 in rental income yearly! On top of that, 1705 Auburn Rd is already zoned commercial and is currently vacant but with a ton of interest. 1604 Auburn Rd is across the street and could pretty easily be converted to commercial as well; while being within eyesight of HWY 80. All of the HVACs are under 5 years old and most Water Heaters have been replaced. Reach o

Key facts

• 0.5 acre lot
• Built 1940
• Listed 79 days

Property features AI

Finance

• Other: Lot approximately 0.5 acres (186 x 70)
• HOA & community: No community features listed

Exterior

• Parking: No on-site parking
• Utilities: Public water; Sewer: other; Utilities: other; Paved road access
• Home design: Single-family residence; One level; No shared/common walls; Has a view
• Construction: Constructed with other materials
• Exterior features: Other exterior features; No patio or porch; No fencing; Shingle/other roof

Interior

• Bedrooms: One main-level bedroom
• Flooring: Other flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Other interior features; No fireplace
• Laundry & utility: No laundry hookups inside; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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: 132 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $22k; list at $80k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.84% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.55%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $83,460
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 11th St	0.02mi	2/1.0 (+1)	802 (+3%)	10mo	$86,000	$107	81
700 12th Ave	0.57mi	2/1.0 (+1)	825 (+6%)	3mo	$132,000	$160	57
1000 N Railroad St	0.73mi	1/1.0	802 (+3%)	8mo	$9,500	$12	55
1514 10th Ave	0.61mi	2/1.0 (+1)	816 (+5%)	10mo	$23,000	$28	50
1201 Front Ave	0.66mi	1/1.0	664 (-15%)	5mo	$235,000	$354	40
1201 Front Ave #213	0.66mi	1/1.0	719 (-8%)	22mo	$232,500	$323	38
1002 N Railroad St	0.73mi	2/1.0 (+1)	818 (+5%)	19mo	$10,000	$12	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.36×
• Total profit: $30,279
• Equity at exit: $11,854

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $81,886
• Equity at exit: $6,874

Cash invested: $22,260 (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 36870

• Home prices YoY: -10.5%
• Active inventory: 132
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $678

Break-even live

Break-even rent $607

Max offer price $79,500

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	13d	1	0.83mi
1204 1st Ave #306 Columbus, GA	—	1.0	898	$1,295	$1.44	43d	1	0.92mi

Listing history 22 events

1. 2026-06-18
   days on market $79,500 Active 79 DOM
2. 2026-06-17
   days on market $79,500 Active 78 DOM
3. 2026-06-16
   days on market $79,500 Active 77 DOM
4. 2026-06-15
   days on market $79,500 Active 76 DOM
5. 2026-06-14
   days on market $79,500 Active 74 DOM
6. 2026-06-13
   days on market $79,500 Active 73 DOM
7. 2026-06-10
   days on market $79,500 Active 71 DOM
8. 2026-06-09
   days on market $79,500 Active 70 DOM
9. 2026-06-08
   days on market $79,500 Active 69 DOM
10. 2026-06-07
    days on market $79,500 Active 68 DOM
11. 2026-06-05
    days on market $79,500 Active 65 DOM
12. 2026-06-02
    days on market $79,500 Active 63 DOM
13. 2026-06-01
    days on market $79,500 Active 62 DOM
14. 2026-05-31
    days on market $79,500 Active 61 DOM
15. 2026-05-30
    days on market $79,500 Active 60 DOM
16. 2026-03-31
    listed $79,500 Active
17. 2025-04-03
    status Active
18. 2025-02-12
    status Pending
19. 2025-01-13
    listed $79,500 Active
20. 2022-04-04
    listed $76,500
21. 2022-04-04
    listed $76,500 Active
22. 2006-07-27
    soldstatus $21,864

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $359 · $30/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 · 17 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: $17,589
• − Mortgage interest: −$4,453
• − Property taxes: −$359
• − Insurance: −$398
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,313
• Taxable income: $7,252
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $6,395/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: Lee County · 144,175 people
• Metro: Auburn-Opelika, AL
• Population (ZIP): 17,951
• Household income: $72,500
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 500.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Spanish 3% Korean 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: ▼ -28.19%
• Current HPI: 241.1403
• Rent YoY: —
• Metro: Auburn-Opelika, 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

+263.6% since first listed

7 events — show timeline

• 2026-03-31 Listed $79,500 EABOR
• 2025-04-03 Relisted — EABOR
• 2025-02-12 Pending — EABOR
• 2025-01-13 Listed $79,500 EABOR
• 2022-04-04 Listed $76,500 EABOR
• 2022-04-04 Listed $76,500 EABOR
• 2006-07-27 Sold (Public Records) $21,864 Public Records

Property tax history

+3.0%/yr

Latest (2025): $359 · +4.8% YoY. Source: county tax records.