2702 12th Pl · Phenix City, AL 36868

$159,900

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.37 ac lot

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extremely well Maintained 2 Bedroom, 2 Bath home. This home features a large open living room with double ceiling fans and wood flooring throughout the home. The kitchen is spacious with beautiful wood cabinets, Eat-in/dining area, & separate laundry room. The master Bedroom has a very large Master Bathroom with tons of space. The backyard features a nice workshop and pole barn.

Key facts

• Custom cabinets
• New vent hood
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• CUSTOM CABINETS
• PANTRY CABINET
• NEW STAINLESS STEEL APPLIANCES
• NEW VENT HOOD
• LARGE PICTURE WINDOW

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: 2 covered parking spaces; Attached and detached parking options; 2-car carport; Driveway; RV access/parking; Additional storage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Water available
• Home design: Single family residence; One story; No shared/common walls
• Construction: Built with frame and wood siding; Other construction materials; Composition roof
• Exterior features: Private yard; Storage; Covered patio; Back yard fencing; Workshop (other structure); Cleared, level to sloped lot; Asphalt road frontage; Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Range hood
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Beamed ceilings; High ceilings; Wood window frames
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $145k (9.2% below list).
• Recommended offer: $145k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 1 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).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $160k implies a 60% 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,248 (9.2% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.91% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $66,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 16th st St	0.60mi	2/1.0	1,197 (+7%)	7mo	$25,000	$21	51
1304 Ingersoll Dr	0.56mi	3/2.0 (+1)	1,285 (+15%)	11mo	$215,000	$167	35
2100 17th Pl	0.63mi	2/1.0	962 (-14%)	19mo	$56,500	$59	27

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: 12.4%
• Equity multiple: 1.71×
• Total profit: $31,745
• Equity at exit: $71,898

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $95,337
• Equity at exit: $110,803

Cash invested: $44,772 (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 36868

• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $197

Break-even live

Break-even rent $1,203

Max offer price $159,900

Occupancy floor 81%

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: $39,975
• Closing costs: $4,797
• 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	13d	1	0.64mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	21d	1	1.14mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	13d	1	1.35mi

Listing history 4 events

1. 2026-06-15
   status $159,900 Pending 3 DOM
2. 2026-06-15
   days on market $159,900 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $159,900 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: $542 · $45/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$114/yr (+$9/mo · 21.0%)

ⓘ 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: $17,430
• − Mortgage interest: −$8,957
• − Property taxes: −$542
• − Insurance: −$800
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,652
• Taxable loss: −$309
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,440/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+189.3% since first listed

8 events — show timeline

• 2026-06-12 Listed $159,900 EABOR
• 2021-05-21 Sold (MLS) $100,000 EABOR
• 2021-05-21 Sold (MLS) $100,000 CBOR
• 2021-05-21 Sold (MLS) $100,000 EABOR
• 2021-04-02 Listed $89,900 EABOR
• 2021-04-02 Listed $89,900 CBOR
• 2021-04-02 Listed $89,900 EABOR
• 2006-05-31 Sold (Public Records) $55,273 Public Records

Property tax history

-3.0%/yr

Latest (2025): $542 · +8.0% YoY. Source: county tax records.