2407 4th Ave · Phenix City, AL 36867

$94,700

2 bd · 1.0 ba · 1,416 sqft · SingleFamily · 632 Days on market

Built 1954 9,583 sqft lot ↓ 10% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

Key facts

• Outbuilding
• Fenced yard
• Carport

Tags

• KITCHEN WITH EAT IN AREA
• CARPORT
• FENCED YARD
• OUTBUILDING

Property features AI

Finance

• Other: Lot features include back yard; lot dimensions approximately 63 x 151 (0.22 acres); Asphalt road frontage on a city street
• HOA & community: No community features listed

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One level / 1 story; No common walls; Vinyl siding construction; Metal roof
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built as a one-story single-family home
• Exterior features: Deck; Back yard fencing; Outbuilding; Has view; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Other interior features; Accessible full bathroom; Crawl space basement
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $655 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 632 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 632 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 1954 — 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $198,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 25th St	0.07mi	3/2.0 (+1)	1,443 (+2%)	5mo	$60,333	$42	80
2116 6th Ave	0.23mi	3/2.0 (+1)	1,440 (+2%)	1mo	$234,900	$163	76
500 21st Pl	0.21mi	3/2.0 (+1)	1,470 (+4%)	5mo	$250,650	$171	71
923 20th St	0.57mi	2/0.5	1,408 (-1%)	3mo	$53,000	$38	68
2500 5th Ave	0.06mi	3/2.0 (+1)	1,247 (-12%)	4mo	$219,900	$176	65
1103 28th Place Pl	0.61mi	3/1.5 (+1)	1,368 (-3%)	2mo	$215,000	$157	57
2212 9th Ave	0.30mi	3/2.0 (+1)	1,596 (+13%)	5mo	$200,000	$125	51
2505 10th Ave	0.41mi	3/2.0 (+1)	1,587 (+12%)	1mo	$219,900	$139	51
2105 11th Ave	0.62mi	3/2.0 (+1)	1,342 (-5%)	4mo	$118,500	$88	50
2903 10th Ave	0.57mi	3/2.0 (+1)	1,540 (+9%)	3mo	$215,000	$140	48
2400 13th Ave	0.68mi	3/2.0 (+1)	1,241 (-12%)	0mo	$222,500	$179	39
1104 20th st St	0.69mi	3/2.0 (+1)	1,597 (+13%)	0mo	$96,800	$61	37

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $8,416
• Equity at exit: $14,120

10-year hold

• IRR: 19.1%
• Equity multiple: 2.77×
• Total profit: $46,959
• Equity at exit: $8,188

Cash invested: $26,516 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$497
• Tax est. 1.5%: −$118 /mo · $1,420/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $326

Break-even live

Break-even rent $828

Max offer price $94,700

Occupancy floor 69%

Sensitivity live

Price	-10% $391	-5% $359	+0% $326	+5% $293	+10% $261
Rent	-10% $228	-5% $277	+0% $326	+5% $375	+10% $424
Rate	-1.0pp $374	-0.5pp $350	base $326	+0.5pp $302	+1.0pp $277

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: $23,675
• Closing costs: $2,841
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	21d	1	0.37mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	0.95mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	1.06mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	14d	1	1.14mi
2807 Beacon Ave Unit A Columbus, GA	2.0	2.0	1014	$1,250	$1.23	44d	1	1.17mi
2807 Beacon Ave Unit B Columbus, GA	2.0	2.5	1015	$1,350	$1.33	44d	1	1.17mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	14d	1	1.29mi
1503 11th Ave Columbus, GA	3.0	2.0	1370	$1,200	$0.88	14d	1	1.43mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	14d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $94,700 Active 632 DOM
2. 2026-06-17
   days on market $94,700 Active 631 DOM
3. 2026-06-16
   days on market $94,700 Active 630 DOM
4. 2026-06-15
   days on market $94,700 Active 629 DOM
5. 2026-06-14
   days on market $94,700 Active 627 DOM
6. 2026-06-13
   days on market $94,700 Active 626 DOM
7. 2026-06-10
   days on market $94,700 Active 624 DOM
8. 2026-06-09
   days on market $94,700 Active 623 DOM
9. 2026-06-08
   days on market $94,700 Active 622 DOM
10. 2026-06-07
    days on market $94,700 Active 621 DOM
11. 2026-06-05
    days on market $94,700 Active 618 DOM
12. 2026-06-02
    days on market $94,700 Active 616 DOM
13. 2026-06-01
    days on market $94,700 Active 615 DOM
14. 2026-05-31
    days on market $94,700 Active 614 DOM
15. 2026-05-30
    days on market $94,700 Active 613 DOM
16. 2025-08-06
    price $94,700
17. 2025-08-02
    price $94,700 214-char remark

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

18. 2025-03-31
    price $99,700

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

19. 2025-03-31
    status Active 214-char remark

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

20. 2025-03-31
    price $99,700 214-char remark

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

21. 2025-03-24
    status Active
22. 2025-03-17
    historical 214-char remark

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

23. 2024-09-16
    listed $104,900 Active

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

24. 2024-09-16
    listed $104,900 Active 214-char remark

    Show marketing remark (214 chars)

    1416 square foot home. 2br/1ba. Kitchen with eat in area. Living room. Carport. Fenced yard. Outbuilding. Sold "As Is". Good investment property. Conveniently located to downtown Phenix City and Columbus.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,894
• − Mortgage interest: −$5,305
• − Property taxes: −$1,420
• − Insurance: −$474
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,755
• Taxable income: $2,557
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,299/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

-9.7% since first listed

9 events — show timeline

• 2025-08-06 Price Changed $94,700 EABOR
• 2025-08-02 Price Changed $94,700 CBOR
• 2025-03-31 Price Changed $99,700 EABOR
• 2025-03-31 Relisted — CBOR
• 2025-03-31 Price Changed $99,700 CBOR
• 2025-03-24 Relisted — EABOR
• 2025-03-17 Delisted — CBOR
• 2024-09-16 Listed $104,900 CBOR
• 2024-09-16 Listed $104,900 EABOR