424 15th Ave S · Phenix City, AL 36869

$115,500

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 19 Days on market

Built 1948 9,583 sqft lot

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely refreshed and move-in ready, this charming 2-bedrooms/1bath-home offers modern updates and practical living on a spacious fenced lot. Inside, you'll find a bright and inviting kitchen featuring updated cabinetry, contemporary countertops, stainless steel appliances, and convenient in-home laundry. Large windows provide abundant natural light throughout the home, creating a warm and welcoming atmosphere. Outside, enjoy a generous yard with plenty of space for entertaining, gardening, pets, or future outdoor improvements. This home is just minutes from restaurants, hotels, shopping and a community sports complex offering pool, soccer field, event room, walking trail, basketball cou

Key facts

• Bright kitchen
• In-home laundry
• Updated cabinetry

Tags

• FENCED LOT
• BRIGHT KITCHEN
• UPDATED CABINETRY
• CONTEMPORARY COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IN-HOME LAUNDRY

Property features AI

Finance

• HOA & community: Community amenities include pool and restaurant

Exterior

• Parking: Carport (1 space); Covered parking (1 space); Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Phone available; Sewer available
• Home design: Single-family residence; One level; No common walls
• Construction: Lap siding construction; Composition roof
• Exterior features: Outbuilding; Other exterior features; Chain link fencing; No patio or porch features; Cleared, level lot; Asphalt road frontage on a city street; View present

Interior

• Kitchen: Electric cooktop
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Smoke detector(s)
• Laundry & utility: Laundry located in the kitchen; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 $96k (16.9% below list).
• Recommended offer: $96k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Ridgecrest Elementary School (math 17% / reading 39%, grade F, #385 of 627 statewide, top 62%, 796 students, 89% 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 (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 107 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $799 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $116k implies a 914% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $95,936 (16.9% below list)

Questions for the listing agent

1. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $43,008
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 S 16th Ave	0.10mi	2/1.0	858 (-4%)	7mo	$110,000	$128	83
411 12th Ave	0.27mi	2/1.0	864 (-4%)	14mo	$45,000	$52	70
1304 2nd Place South Pl	0.41mi	2/1.0	952 (+6%)	18mo	$35,000	$37	55
220 15th Ave S	0.32mi	2/1.0	1,015 (+13%)	10mo	$45,000	$44	55
111 11th Ave S	0.60mi	2/1.0	837 (-7%)	12mo	$40,000	$48	51

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-16,999
• Equity at exit: $17,221

10-year hold

• IRR: -10.9%
• Equity multiple: 0.41×
• Total profit: $-19,046
• Equity at exit: $9,986

Cash invested: $32,340 (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: 107
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$606
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $66

Break-even live

Break-even rent $876

Max offer price $115,500

Occupancy floor 88%

Sensitivity live

Price	-10% $131	-5% $98	+0% $66	+5% $33	+10% $0
Rent	-10% $-10	-5% $28	+0% $66	+5% $104	+10% $142
Rate	-1.0pp $124	-0.5pp $95	base $66	+0.5pp $36	+1.0pp $5

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 16th Ave S Phenix City, AL	3.0	1.0	854	$975	$1.14	23d	1	0.22mi
441 S Seale Rd Unit 03 Phenix City, AL	2.0	1.0	750	$500	$0.67	23d	1	0.23mi
315 S Seale Rd Phenix City, AL	1.0	1.0	800	$750	$0.94	23d	1	0.30mi
1702 12th Pl S Unit C Phenix City, AL	2.0	2.0	900	$825	$0.92	23d	1	0.67mi
1200 20th Ave S Unit G Phenix City, AL	2.0	1.0	900	$795	$0.88	15d	1	0.96mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	1.16mi
2514 S Seale Rd Unit P-C8 Phenix City, AL	2.0	1.0	850	$775	$0.91	15d	1	1.35mi
2514 S Seale Rd Unit P-D3 Phenix City, AL	2.0	1.0	850	$850	$1.00	15d	1	1.35mi

Listing history 14 events

1. 2026-06-21
   days on market $115,500 Active 19 DOM
2. 2026-06-18
   days on market $115,500 Active 16 DOM
3. 2026-06-17
   days on market $115,500 Active 15 DOM
4. 2026-06-16
   days on market $115,500 Active 14 DOM
5. 2026-06-15
   days on market $115,500 Active 13 DOM
6. 2026-06-14
   days on market $115,500 Active 11 DOM
7. 2026-06-13
   days on market $115,500 Active 10 DOM
8. 2026-06-10
   days on market $115,500 Active 8 DOM
9. 2026-06-09
   days on market $115,500 Active 7 DOM
10. 2026-06-08
    days on market $115,500 Active 6 DOM
11. 2026-06-07
    days on market $115,500 Active 5 DOM
12. 2026-06-05
    days on market $115,500 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $115,500 Active 1 DOM

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $474 · $39/mo
• Expected delta: +$13/yr (+$1/mo · 2.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $11,512
• − Mortgage interest: −$6,470
• − Property taxes: −$460
• − Insurance: −$578
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$3,360
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,076/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): 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

+275.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $115,500 EABOR
• 2009-01-02 Sold (Public Records) $11,386 Public Records
• 2000-02-18 Sold (Public Records) $30,795 Public Records

Property tax history

+4.0%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.