2302 Level Ct · Phenix City, AL 36869

$99,900

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 19 Days on market

Built 2002 0.35 ac lot Est $183k · 45% under ↓ 7% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-story home with 3 bedrooms, 2 baths, on a cul-de-sac. The property has a split floor plan, a breakfast area in the kitchen, and a level driveway for parking. Located close to Phenix City shopping, schools, and restaurants,

Key facts

• Close to schools
• Split floor plan
• Level driveway

Tags

• CUL-DE-SAC
• SPLIT FLOOR PLAN
• BREAKFAST AREA
• LEVEL DRIVEWAY
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One and one-half stories; Residential property in fixer condition; Vinyl siding
• Construction: Asbestos shingle roof
• Exterior features: Covered porch/patio; Has a view; No pool or spa; No fencing; No other exterior structures

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Forced air heating; Attic fan cooling
• Interior features: Walk-in closets; No fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Ridgecrest Elementary School (math 17% / reading 39%, grade F, #385 of 627 statewide, top 62%, 796 students, 89% FRL); Phenix City Intermediate School (math 18% / reading 41%, grade F, #129 of 257 statewide, top 52%, 1,044 students, 80% FRL); Central High School (math 26% / reading 21%, grade F, #139 of 305 statewide, top 45%, 1,495 students, 74% FRL) — zoned schools average 81% FRL vs 64% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 107 active listings in the ZIP; 4 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).
• This rent runs 39% of the median local income ($50k/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 $691 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 + 0.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) 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

• 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $182,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Level Ct	0.00mi	3/2.0	1,316 (0%)	1mo	$100,000	$76	95
703 23rd Ave	0.18mi	2/2.0 (-1)	1,363 (+4%)	3mo	$140,000	$103	74
640 Builder Dr	0.21mi	3/2.0	1,203 (-9%)	4mo	$200,000	$166	68
2314 Sandfort Rd	0.24mi	4/2.0 (+1)	1,391 (+6%)	5mo	$149,900	$108	66
2304 Nail Ct	0.09mi	3/2.0	1,131 (-14%)	6mo	$176,500	$156	63
308 21st Ave	0.38mi	3/2.0	1,362 (+4%)	12mo	$238,900	$175	63
311 23rd Ct	0.31mi	3/2.0	1,163 (-12%)	6mo	$195,000	$168	58
9 Lexington Cir	0.74mi	3/2.0	1,292 (-2%)	4mo	$178,500	$138	55
202 26th Ct	0.44mi	4/2.0 (+1)	1,382 (+5%)	11mo	$192,000	$139	53
701 Pine Hill Ct	0.31mi	3/2.0	1,131 (-14%)	6mo	$120,000	$106	53
105 Richburg St	0.68mi	4/2.0 (+1)	1,225 (-7%)	3mo	$219,900	$180	45
1908 Knowles Rd	0.73mi	4/1.5 (+1)	1,250 (-5%)	7mo	$148,500	$119	45

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.63×
• Total profit: $17,492
• Equity at exit: $14,895

10-year hold

• IRR: 22.7%
• Equity multiple: 2.72×
• Total profit: $48,012
• Equity at exit: $8,638

Cash invested: $27,972 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 107
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$120 /mo · $1,446/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $593

Break-even live

Break-even rent $868

Max offer price $99,900

Occupancy floor 58%

Sensitivity live

Price	-10% $649	-5% $621	+0% $593	+5% $564	+10% $536
Rent	-10% $465	-5% $529	+0% $593	+5% $656	+10% $720
Rate	-1.0pp $643	-0.5pp $618	base $593	+0.5pp $567	+1.0pp $540

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	0.23mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	0.27mi
14 Brentwood Dr Phenix City, AL	4.0	2.0	1718	$1,795	$1.04	15d	1	1.09mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	15d	1	1.25mi

Listing history 5 events

1. 2026-05-11
   status Pending

   Show marketing remark (229 chars)

   Single-story home with 3 bedrooms, 2 baths, on a cul-de-sac. The property has a split floor plan, a breakfast area in the kitchen, and a level driveway for parking. Located close to Phenix City shopping, schools, and restaurants,

2. 2026-05-11
   status Pending 229-char remark

   Show marketing remark (229 chars)

   Single-story home with 3 bedrooms, 2 baths, on a cul-de-sac. The property has a split floor plan, a breakfast area in the kitchen, and a level driveway for parking. Located close to Phenix City shopping, schools, and restaurants,

3. 2026-04-24
   listed $99,900 Active 229-char remark

   Show marketing remark (229 chars)

   Single-story home with 3 bedrooms, 2 baths, on a cul-de-sac. The property has a split floor plan, a breakfast area in the kitchen, and a level driveway for parking. Located close to Phenix City shopping, schools, and restaurants,

4. 2026-04-22
   listed $99,900 Active
5. 2003-09-30
   soldstatus $107,996

ⓘ 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: $1,446 · $120/mo
• Projected year-2 tax: $1,446 · $120/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 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: $19,420
• − Mortgage interest: −$5,596
• − Property taxes: −$1,446
• − Insurance: −$500
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$2,906
• Taxable income: $5,866
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,703/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): 21,518
• Household income: $50,061
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: Black 50% White 41% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -47.69%
• Current HPI: 166.9094
• Rent YoY: ▲ 0.43%
• 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

-7.5% since first listed

5 events — show timeline

• 2026-05-11 Pending — EABOR
• 2026-05-11 Pending — CBOR
• 2026-04-24 Listed $99,900 CBOR
• 2026-04-22 Listed $99,900 EABOR
• 2003-09-30 Sold (Public Records) $107,996 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,446 · -2.2% YoY. Source: county tax records.