3500 20th St · Phenix City, AL 36870

$135,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 61 Days on market

Built 1950 0.60 ac lot Est $218k · 38% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

Key facts

• Brand new roof
• Fenced in property
• Detached garage

Tags

• BRAND NEW ROOF
• DETACHED GARAGE
• FENCED IN PROPERTY
• GREAT LOT SIZE

Property features AI

Exterior

• Parking: Detached garage (1 garage space); 4 total parking spaces; 1 covered parking space
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; No shared/common walls; Has view
• Construction: Vinyl siding construction; Shingle roof; Built on a single level (one story)
• Exterior features: Rear enclosed screened porch; Front porch; Chain link fencing; Outbuilding and workshop; No pool or spa

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Tankless water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet(s); Double pane windows; Living room fireplace
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Phenix City Elementary School (math 11% / reading 29%, grade F, #455 of 627 statewide, top 73%, 715 students, 90% FRL); Phenix City Intermediate School (math 18% / reading 41%, grade F, #129 of 257 statewide, top 52%, 1,044 students, 80% FRL); Central High School (math 26% / reading 21%, grade F, #139 of 305 statewide, top 45%, 1,495 students, 74% FRL) — zoned schools average 81% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 135 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1950 — 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: 1.41% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $218,124
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1903 Kittrell Dr	0.33mi	3/2.0	1,510 (+1%)	11mo	$220,000	$146	69
1920 Westminster Dr	0.24mi	3/2.0	1,632 (+9%)	3mo	$269,900	$165	67
1927 Westminster Dr	0.26mi	3/2.0	1,539 (+3%)	18mo	$238,000	$155	64
2306 Dobbs Dr	0.34mi	3/2.0	1,710 (+14%)	8mo	$267,300	$156	49
40 Old Crawford Rd	0.65mi	3/1.0	1,428 (-4%)	19mo	$182,500	$128	46
3909 Auburn Rd	0.53mi	3/1.0	1,350 (-10%)	22mo	$94,000	$70	41
4001 Auburn Rd	0.55mi	3/1.0	1,282 (-14%)	22mo	$137,000	$107	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $15,702
• Equity at exit: $20,129

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $62,104
• Equity at exit: $11,672

Cash invested: $37,800 (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 36870

• Home prices YoY: -10.5%
• Active inventory: 135
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $590

Break-even live

Break-even rent $1,155

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $666	-5% $628	+0% $590	+5% $552	+10% $513
Rent	-10% $440	-5% $515	+0% $590	+5% $665	+10% $740
Rate	-1.0pp $658	-0.5pp $624	base $590	+0.5pp $555	+1.0pp $519

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	15d	1	1.18mi
3622 S Railroad St Phenix City, AL	1.0–3.0	1.0–2.5	1141	$1,792	$1.57	15d	10	1.29mi
1914 Tranquil Ln Phenix City, AL	2.0	2.5	1581	$1,700	$1.08	22d	1	1.45mi

Listing history 27 events

1. 2026-06-21
   days on market $135,000 Active 61 DOM
2. 2026-06-18
   days on market $135,000 Active 58 DOM
3. 2026-06-17
   days on market $135,000 Active 57 DOM
4. 2026-06-16
   days on market $135,000 Active 56 DOM
5. 2026-06-15
   days on market $135,000 Active 55 DOM
6. 2026-06-14
   days on market $135,000 Active 53 DOM
7. 2026-06-13
   days on market $135,000 Active 52 DOM
8. 2026-06-10
   days on market $135,000 Active 50 DOM
9. 2026-06-09
   days on market $135,000 Active 49 DOM
10. 2026-06-08
    days on market $135,000 Active 48 DOM
11. 2026-06-07
    days on market $135,000 Active 47 DOM
12. 2026-06-05
    days on market $135,000 Active 44 DOM
13. 2026-06-02
    days on market $135,000 Active 42 DOM
14. 2026-06-01
    days on market $135,000 Active 41 DOM
15. 2026-05-31
    days on market $135,000 Active 40 DOM
16. 2026-05-30
    days on market $135,000 Active 39 DOM
17. 2026-05-04
    price $135,000 883-char remark

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

18. 2026-05-04
    price $135,000

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

19. 2026-04-29
    price $140,000

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

20. 2026-04-29
    price $140,000 883-char remark

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

21. 2026-04-21
    listed $150,000 Active 883-char remark

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

22. 2026-04-21
    listed $150,000 Active

    Show marketing remark (883 chars)

    Motivated Seller! This is one of those homes where the hard part is already done, and the fun part is up to you! Welcome to 3500 20th St conveniently located in Phenix City, close to shopping, and an easy Fort Benning commute! This 3 bedroom home has a brand new roof (2026), fresh interior paint in most rooms, and freshly painted kitchen cabinets brightening the entire space! Another huge bonus in this home has an electric tankless hot water heater! The detached garage/workshop is perfect for storage, hobbies, or dedicated workspace, anything with the additional space on a great lot size over half an acre of fenced in property. The home does need new flooring throughout giving the competitive pricing, giving you the opportunity to make this house your home. Whether you're an investor, or looking for a home to make your own this one has the potential to shine! Sold As-is!

23. 2026-03-23
    listed $150,000 Active
24. 2018-05-28
    soldstatus $75,000
25. 2018-01-29
    listed $90,000
26. 2018-01-29
    listed $90,000
27. 2002-04-19
    soldstatus $71,740

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 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: $22,814
• − Mortgage interest: −$7,562
• − Property taxes: −$1,776
• − Insurance: −$675
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$3,927
• Taxable income: $5,224
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,823/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
• City population: 62,290
• 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

+88.2% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $135,000 CBOR
• 2026-05-04 Price Changed $135,000 EABOR
• 2026-04-29 Price Changed $140,000 EABOR
• 2026-04-29 Price Changed $140,000 CBOR
• 2026-04-21 Listed $150,000 EABOR
• 2026-04-21 Listed $150,000 CBOR
• 2026-03-23 Listed $150,000 EABOR
• 2018-05-28 Sold (MLS) $75,000 EABOR
• 2018-01-29 Listed $90,000 CBOR
• 2018-01-29 Listed $90,000 EABOR
• 2002-04-19 Sold (Public Records) $71,740 Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,776 · +5.4% YoY. Source: county tax records.