723 12th Ct · Phenix City, AL 36867

$60,500

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 126 Days on market

Built 1940 0.55 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

This single-story family home is now available for sale in Phenix City. According to the tax assessor, the lot is approximately 0.5 acres and includes both a main property and a small secondary unit. The home is conveniently located close to local amenities. Listing agent or seller has no disclosures for the property, as they have never been inside or had any inspections. Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 0.55 acre lot
• Built 1940
• Listed 126 days

Property features AI

Finance

• Financial info: Annual tax listed (financial details excluded per instructions)
• HOA & community: No community features listed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence; One story; No shared/common walls
• Construction: Other construction materials
• Exterior features: No additional exterior features listed; Covered front porch; Chain link fencing; Shingle roof; Has a view

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Has cooling (type listed as Other)
• Interior features: Other interior features; No fireplace
• Laundry & utility: No laundry room listed; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $418 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.43% ✓
• Cap rate: 21.07%
• Cash-on-cash: 52.78%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $136,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Sandfort Rd	0.18mi	3/2.0 (+1)	1,352 (+1%)	21mo	$150,000	$111	64
702 12th Ct	0.11mi	3/2.0 (+1)	1,265 (-6%)	22mo	$149,900	$118	58
613 Seale Rd	0.42mi	3/2.0 (+1)	1,288 (-4%)	10mo	$75,570	$59	56
724 12th Ct	0.03mi	3/1.0 (+1)	1,180 (-12%)	23mo	$22,500	$19	55
1011 11th Ave	0.47mi	2/1.0	1,157 (-14%)	1mo	$43,000	$37	54
1011 14th Ave	0.45mi	3/2.0 (+1)	1,308 (-2%)	16mo	$120,000	$92	53
1701 4th Pl	0.57mi	3/2.0 (+1)	1,327 (-1%)	20mo	$135,000	$102	46
307 14th Ave	0.64mi	3/2.0 (+1)	1,368 (+2%)	20mo	$76,000	$56	41
914 11th Avenue Ave	0.31mi	3/1.0 (+1)	1,164 (-13%)	22mo	$20,000	$17	40
301 14th Ave	0.66mi	3/2.0 (+1)	1,368 (+2%)	23mo	$182,000	$133	37
920 8th Ave	0.54mi	3/1.0 (+1)	1,199 (-10%)	24mo	$147,000	$123	33
524 21st Ave	0.68mi	3/1.5 (+1)	1,240 (-8%)	23mo	$135,000	$109	30

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: 53.4%
• Equity multiple: 3.43×
• Total profit: $41,196
• Equity at exit: $9,021

10-year hold

• IRR: 59.5%
• Equity multiple: 7.63×
• Total profit: $112,244
• Equity at exit: $5,231

Cash invested: $16,940 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$317
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $745

Break-even live

Break-even rent $527

Max offer price $60,500

Occupancy floor 44%

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: $15,125
• Closing costs: $1,815
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	13d	1	0.77mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	13d	1	1.06mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	13d	1	1.17mi

Listing history 18 events

1. 2026-06-18
   days on market $60,500 Active 126 DOM
2. 2026-06-17
   days on market $60,500 Active 125 DOM
3. 2026-06-16
   days on market $60,500 Active 124 DOM
4. 2026-06-15
   days on market $60,500 Active 123 DOM
5. 2026-06-14
   days on market $60,500 Active 121 DOM
6. 2026-06-13
   days on market $60,500 Active 120 DOM
7. 2026-06-10
   days on market $60,500 Active 118 DOM
8. 2026-06-09
   days on market $60,500 Active 117 DOM
9. 2026-06-08
   days on market $60,500 Active 116 DOM
10. 2026-06-07
    days on market $60,500 Active 115 DOM
11. 2026-06-05
    days on market $60,500 Active 112 DOM
12. 2026-06-02
    days on market $60,500 Active 110 DOM
13. 2026-06-01
    days on market $60,500 Active 109 DOM
14. 2026-05-31
    days on market $60,500 Active 108 DOM
15. 2026-05-30
    days on market $60,500 Active 107 DOM
16. 2026-02-12
    listed $60,500 Active

    Show marketing remark (838 chars)

    This single-story family home is now available for sale in Phenix City. According to the tax assessor, the lot is approximately 0.5 acres and includes both a main property and a small secondary unit. The home is conveniently located close to local amenities. Listing agent or seller has no disclosures for the property, as they have never been inside or had any inspections. Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

17. 2026-02-12
    listed $60,500 Active 838-char remark

    Show marketing remark (838 chars)

    This single-story family home is now available for sale in Phenix City. According to the tax assessor, the lot is approximately 0.5 acres and includes both a main property and a small secondary unit. The home is conveniently located close to local amenities. Listing agent or seller has no disclosures for the property, as they have never been inside or had any inspections. Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited. This property is now active in an online auction. All offers must be submitted through the property's listing page on www. auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 1996-07-12
    soldstatus $54,448

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $891 · $74/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 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: $17,647
• − Mortgage interest: −$3,389
• − Property taxes: −$891
• − Insurance: −$302
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$1,760
• Taxable income: $8,481
• Est. tax owed @ 24.0%: −$2,035
• After-tax cash flow: $6,905/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

+11.1% since first listed

3 events — show timeline

• 2026-02-12 Listed $60,500 CBOR
• 2026-02-12 Listed $60,500 EABOR
• 1996-07-12 Sold (Public Records) $54,448 Public Records

Property tax history

+11.7%/yr

Latest (2025): $891 · +5.3% YoY. Source: county tax records.