502 21st St · Phenix City, AL 36867

$69,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 6 Days on market

Built 1900 7,405 sqft lot Est $111k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COUNTRY PORCH, SCREENED PORCH, LEVEL LOT, CONVENIENT TO DOWNTOWN COLUMBUS AND PHENIX CITY. NEW SEWER LINE, TWO (2) STORAGE BUILDINGS, 3 BEDROOMS, 2/5 BATHS, WASHER / DRYNER CONNECTION.

Key facts

• Country porch
• Level lot
• Screened porch

Tags

• COUNTRY PORCH
• SCREENED PORCH
• LEVEL LOT
• NEW SEWER LINE
• TWO STORAGE BUILDINGS

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: 2 parking spaces
• Home design: Single-family residence; One level; No shared/common walls
• Construction: Cement siding; Other construction materials; Composition/shingle roof
• Exterior features: Front porch (screened); Screened front porch; Fenced front and back yard; Back yard; Storage structure on the property; Has a view; Accessible approach with ramp; Level lot; Asphalt road frontage on a city street

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Window unit cooling; Heating system listed as 'Other'
• Interior features: Private entrance; Wood-frame windows; Crawl space basement
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 16.9% 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: Rents rising fast (+5.3%/yr); 217 active listings in the ZIP; 8 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).
• This rent runs 34% of the median local income ($48k/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 $477 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 + 5.3% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $69k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $69,000

Questions for the listing agent

1. Built in 1900 — 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: 1.99% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $111,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 5th Ave	0.30mi	3/2.0	1,247 (-2%)	4mo	$219,900	$176	80
2116 6th Ave	0.06mi	3/2.0	1,440 (+14%)	1mo	$234,900	$163	73
703 22nd St	0.15mi	2/2.0 (-1)	1,188 (-6%)	9mo	$145,000	$122	70
2400 13th Ave	0.66mi	3/2.0	1,241 (-2%)	0mo	$222,500	$179	66
2105 11th Ave	0.50mi	3/2.0	1,342 (+6%)	4mo	$118,500	$88	63
604 20th St	0.07mi	3/1.0	1,094 (-14%)	9mo	$58,000	$53	63
205 25th St	0.31mi	3/2.0	1,443 (+14%)	5mo	$60,333	$42	58
2104 1st Ave	0.23mi	2/1.0 (-1)	1,120 (-12%)	5mo	$85,000	$76	57
923 16th St	0.47mi	2/1.0 (-1)	1,224 (-3%)	9mo	$20,000	$16	56
923 20th St	0.37mi	2/0.5 (-1)	1,408 (+11%)	3mo	$53,000	$38	51
2200 10th Ct	0.41mi	2/1.0 (-1)	1,380 (+9%)	8mo	$100,000	$72	50
1103 28th Place Pl	0.70mi	3/1.5	1,368 (+8%)	2mo	$215,000	$157	50

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 · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 2.59×
• Total profit: $30,813
• Equity at exit: $10,288

10-year hold

• IRR: 44.2%
• Equity multiple: 5.70×
• Total profit: $90,894
• Equity at exit: $5,966

Cash invested: $19,320 (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 36867

• Home prices YoY: -30.1%
• Rents YoY: 5.3%
• Active inventory: 217
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $607

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 51%

Sensitivity live

Price	-10% $655	-5% $631	+0% $607	+5% $583	+10% $560
Rent	-10% $499	-5% $553	+0% $607	+5% $662	+10% $716
Rate	-1.0pp $642	-0.5pp $625	base $607	+0.5pp $589	+1.0pp $571

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	0.22mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	1.13mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	1.29mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	1.33mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	1.33mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	14d	1	1.36mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.37mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	1.42mi

Listing history 6 events

1. 2026-06-18
   days on market $69,000 Active 6 DOM
2. 2026-06-17
   days on market $69,000 Active 5 DOM
3. 2026-06-16
   days on market $69,000 Active 4 DOM
4. 2026-06-15
   days on market $69,000 Active 3 DOM
5. 2026-06-13
   remarks 184-char remark
6. 2026-06-13
   listed $69,000 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 1/10 Low
• 🌡 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: $16,469
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,007
• Taxable income: $6,581
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,709/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: Russell County · 53,055 people
• City population: 62,290
• Metro: Columbus, GA-AL
• Population (ZIP): 22,821
• Household income: $48,026
• Rent vs Own: 52.0% rent · 48.0% own
• Severe rent burden: 1399.0

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 0.60)
• Race & ethnicity: White 53% Black 34% Hispanic / Latino 7% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 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: ▼ -74.10%
• Current HPI: 171.8426
• Rent YoY: ▲ 5.33%
• 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

+89.9% since first listed

2 events — show timeline

• 2026-06-12 Listed $69,000 EABOR
• 2000-07-01 Sold (Public Records) $36,329 Public Records