1001 18th Ave · Phenix City, AL 36867

$219,900

4 bd · 1.0 ba · 1,674 sqft · MultiFamily public records · 114 Days on market

Built 1995 0.35 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention Investors! This duplex in Phenix City is a fantastic opportunity, priced to sell and offering strong cash flow potential. Unit A has been recently updated and is nearly ready for rental, making it a prime option for immediate cash flow. Unit B requires some cosmetic work but is structurally sound, presenting an excellent opportunity for value addition and increased rental potential. Situated on a slab foundation with brick on all four sides, this low-maintenance property is perfect for investors seeking a hassle-free option. With concrete parking and a small yard, you'll appreciate the practicality and convenience this property offers. Don't miss out on this chance to add value to your portfolio – schedule a showing today!

Key facts

• Slab foundation
• Renovated
• Recently updated

Tags

• RECENTLY UPDATED
• RENOVATED
• SLAB FOUNDATION
• BRICK ON ALL FOUR SIDES
• CONCRETE PARKING
• SMALL YARD

Property features AI

Finance

• Other: Directions available for property location
• Financial info: Each unit currently rented for $1,000 (two 820 sq ft units)
• HOA & community: No association amenities

Exterior

• Parking: Open parking
• Utilities: Electricity available
• Home design: One-story multi-family residential income property; Located in the Crawford West Highland subdivision
• Construction: Brick veneer construction
• Exterior features: 0.35-acre lot; Brick veneer exterior

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two 1-bath units
• Heating & cooling: Heat pump; Central electric air conditioning
• Interior features: Heat pump heating; Central electric air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive. Per door: $363/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.9% 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; 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).
• At $2,640/mo this rent would consume 66% of the median local household income ($48k/yr) (locally 1399% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $100k; list at $220k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $16,914
• Equity at exit: $32,788

10-year hold

• IRR: 18.0%
• Equity multiple: 2.65×
• Total profit: $101,331
• Equity at exit: $19,013

Cash invested: $61,572 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $727

Break-even live

Break-even rent $1,720

Max offer price $219,900

Occupancy floor 67%

Sensitivity live

Price	-10% $851	-5% $789	+0% $727	+5% $664	+10% $602
Rent	-10% $518	-5% $622	+0% $727	+5% $831	+10% $935
Rate	-1.0pp $837	-0.5pp $782	base $727	+0.5pp $670	+1.0pp $612

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,640
Total (2 units)			$2,640

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: $54,975
• Closing costs: $6,597
• 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	0.55mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	0.62mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	0.81mi

Listing history 22 events

1. 2026-06-21
   days on market $219,900 Active 114 DOM
2. 2026-06-18
   days on market $219,900 Active 111 DOM
3. 2026-06-17
   days on market $219,900 Active 110 DOM
4. 2026-06-16
   days on market $219,900 Active 109 DOM
5. 2026-06-15
   days on market $219,900 Active 108 DOM
6. 2026-06-14
   days on market $219,900 Active 106 DOM
7. 2026-06-13
   days on market $219,900 Active 105 DOM
8. 2026-06-10
   days on market $219,900 Active 103 DOM
9. 2026-06-09
   days on market $219,900 Active 102 DOM
10. 2026-06-08
    days on market $219,900 Active 101 DOM
11. 2026-06-07
    days on market $219,900 Active 100 DOM
12. 2026-06-05
    days on market $219,900 Active 97 DOM
13. 2026-06-02
    days on market $219,900 Active 95 DOM
14. 2026-06-01
    days on market $219,900 Active 94 DOM
15. 2026-05-31
    days on market $219,900 Active 93 DOM
16. 2026-05-30
    days on market $219,900 Active 92 DOM
17. 2026-02-27
    listed $219,900 Active
18. 2025-11-14
    price $219,900
19. 2024-05-02
    soldstatus $99,900 Closed 748-char remark

    Show marketing remark (748 chars)

    Attention Investors! This duplex in Phenix City is a fantastic opportunity, priced to sell and offering strong cash flow potential. Unit A has been recently updated and is nearly ready for rental, making it a prime option for immediate cash flow. Unit B requires some cosmetic work but is structurally sound, presenting an excellent opportunity for value addition and increased rental potential. Situated on a slab foundation with brick on all four sides, this low-maintenance property is perfect for investors seeking a hassle-free option. With concrete parking and a small yard, you'll appreciate the practicality and convenience this property offers. Don't miss out on this chance to add value to your portfolio – schedule a showing today!

20. 2024-03-25
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Attention Investors! This duplex in Phenix City is a fantastic opportunity, priced to sell and offering strong cash flow potential. Unit A has been recently updated and is nearly ready for rental, making it a prime option for immediate cash flow. Unit B requires some cosmetic work but is structurally sound, presenting an excellent opportunity for value addition and increased rental potential. Situated on a slab foundation with brick on all four sides, this low-maintenance property is perfect for investors seeking a hassle-free option. With concrete parking and a small yard, you'll appreciate the practicality and convenience this property offers. Don't miss out on this chance to add value to your portfolio – schedule a showing today!

21. 2024-03-15
    listed $89,900 Active 748-char remark

    Show marketing remark (748 chars)

    Attention Investors! This duplex in Phenix City is a fantastic opportunity, priced to sell and offering strong cash flow potential. Unit A has been recently updated and is nearly ready for rental, making it a prime option for immediate cash flow. Unit B requires some cosmetic work but is structurally sound, presenting an excellent opportunity for value addition and increased rental potential. Situated on a slab foundation with brick on all four sides, this low-maintenance property is perfect for investors seeking a hassle-free option. With concrete parking and a small yard, you'll appreciate the practicality and convenience this property offers. Don't miss out on this chance to add value to your portfolio – schedule a showing today!

22. 2003-06-09
    soldstatus $99,851

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥107°F today · 16 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: $31,680
• − Mortgage interest: −$12,318
• − Property taxes: −$1,371
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$6,397
• Taxable income: $5,426
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $7,416/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

+120.2% since first listed

6 events — show timeline

• 2026-02-27 Listed $219,900 LCMLS
• 2025-11-14 Price Changed $219,900 LCMLS
• 2024-05-02 Sold (MLS) $99,900 EABOR
• 2024-03-25 Pending — EABOR
• 2024-03-15 Listed $89,900 EABOR
• 2003-06-09 Sold (Public Records) $99,851 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,371 · +16.9% YoY. Source: county tax records.