1421 21st St · Phenix City, AL 36867

$59,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 38 Days on market

Built 1940 7,405 sqft lot Est $71k · 17% 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 MLS

Great investment Opportunity. 2 Bedroom 1 bathroom home would be a great add to your portfolio. Needs sheetrock work, paint, flooring, upgrades. New plumbing, and the sewage system from house to street is new as well. Home is sold As-Is.

Key facts

• Built 1940
• Listed 38 days

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential townhouse; Single-story; Fixer condition; No common walls
• Construction: Wood siding construction; Built on crawl space foundation
• Exterior features: Rear porch; Deck; Patio; Back yard fencing; Shingle roof; Has a view

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Has heating (other type); Has cooling (other type)
• Interior features: Other interior features; No fireplace
• Laundry & utility: Laundry room with other features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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; 2 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $408 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 38 days — a 3% lower offer ($57k) 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 $45k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.20% ✓
• Cap rate: 19.37%
• Cash-on-cash: 46.69%
• DSCR: 3.08
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $70,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2103 14th Ct	0.06mi	2/1.0	825 (-1%)	8mo	$70,000	$85	89
2000 14th Ave	0.12mi	2/1.0	864 (+4%)	24mo	$80,000	$93	68
1700 14th Ct	0.26mi	2/1.0	884 (+6%)	12mo	$87,000	$98	68
1804 16th Pl	0.42mi	2/1.0	910 (+9%)	2mo	$125,000	$137	63
1514 10th Ave	0.58mi	2/1.0	816 (-2%)	10mo	$23,000	$28	62
1704 14th Ct	0.23mi	2/—	884 (+6%)	23mo	$31,000	$35	59
1000 N Railroad St	0.52mi	1/1.0 (-1)	802 (-4%)	8mo	$9,500	$12	58
1002 N Railroad St	0.51mi	2/1.0	818 (-2%)	19mo	$10,000	$12	58
1506 14th Ct	0.35mi	3/1.0 (+1)	916 (+10%)	9mo	$63,000	$69	54
1013 22nd St	0.40mi	2/2.0	895 (+8%)	20mo	$110,000	$123	49
1304 28th St	0.49mi	2/1.5	879 (+6%)	21mo	$125,000	$142	48
804 N Railroad St St	0.65mi	2/2.0	938 (+13%)	3mo	$64,000	$68	42

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: 46.6%
• Equity multiple: 3.09×
• Total profit: $34,504
• Equity at exit: $8,797

10-year hold

• IRR: 53.3%
• Equity multiple: 6.82×
• Total profit: $96,201
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $643

Break-even live

Break-even rent $486

Max offer price $59,000

Occupancy floor 46%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	20d	1	0.60mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	20d	1	0.91mi

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 38 DOM
2. 2026-06-17
   days on market $59,000 Active 37 DOM
3. 2026-06-16
   days on market $59,000 Active 36 DOM
4. 2026-06-15
   days on market $59,000 Active 35 DOM
5. 2026-06-14
   days on market $59,000 Active 33 DOM
6. 2026-06-13
   days on market $59,000 Active 32 DOM
7. 2026-06-10
   days on market $59,000 Active 30 DOM
8. 2026-06-09
   days on market $59,000 Active 29 DOM
9. 2026-06-08
   days on market $59,000 Active 28 DOM
10. 2026-06-07
    days on market $59,000 Active 27 DOM
11. 2026-06-05
    days on market $59,000 Active 24 DOM
12. 2026-06-03
    status $59,000 Active 22 DOM
13. 2026-05-06
    listed $59,000 Active
14. 2024-04-30
    soldstatus $45,000 Closed 237-char remark

    Show marketing remark (237 chars)

    Great investment Opportunity. 2 Bedroom 1 bathroom home would be a great add to your portfolio. Needs sheetrock work, paint, flooring, upgrades. New plumbing, and the sewage system from house to street is new as well. Home is sold As-Is.

15. 2024-04-19
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Great investment Opportunity. 2 Bedroom 1 bathroom home would be a great add to your portfolio. Needs sheetrock work, paint, flooring, upgrades. New plumbing, and the sewage system from house to street is new as well. Home is sold As-Is.

16. 2024-04-15
    price $49,900 237-char remark

    Show marketing remark (237 chars)

    Great investment Opportunity. 2 Bedroom 1 bathroom home would be a great add to your portfolio. Needs sheetrock work, paint, flooring, upgrades. New plumbing, and the sewage system from house to street is new as well. Home is sold As-Is.

17. 2024-04-03
    listed $52,900 Active 237-char remark

    Show marketing remark (237 chars)

    Great investment Opportunity. 2 Bedroom 1 bathroom home would be a great add to your portfolio. Needs sheetrock work, paint, flooring, upgrades. New plumbing, and the sewage system from house to street is new as well. Home is sold As-Is.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/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 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: $15,594
• − Mortgage interest: −$3,305
• − Property taxes: −$597
• − Insurance: −$295
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,716
• Taxable income: $7,185
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,990/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

+11.5% since first listed

5 events — show timeline

• 2026-05-06 Listed $59,000 EABOR
• 2024-04-30 Sold (MLS) $45,000 EABOR
• 2024-04-19 Pending — EABOR
• 2024-04-15 Price Changed $49,900 EABOR
• 2024-04-03 Listed $52,900 EABOR

Property tax history

+16.9%/yr

Latest (2025): $597 · +40.6% YoY. Source: county tax records.