2405 8th Ave · Phenix City, AL 36867

$219,900

4 bd · 1.0 ba · 2,136 sqft · SingleFamily public records · 33 Days on market

Built 1960 0.29 ac lot Est $293k · 25% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• 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

Now offering $5,000 in seller concessions! You can use this amount toward your closing costs or property updates! This spacious, all-brick home sits on a large corner lot and offers the perfect combination of comfort, convenience, and outdoor entertaining. Step outside to your own private backyard retreat featuring a sparkling, clear blue in-ground pool, expansive patio space, and plenty of room to relax, host gatherings, or create the ultimate summer hangout. Surrounded by mature trees and privacy fencing, this backyard feels like your own personal oasis. Inside, you’ll find beautiful hardwood floors, multiple living areas, and a flexible layout with plenty of space for both everyday

Key facts

• In-ground pool
• Privacy fencing
• Corner lot

Tags

• CORNER LOT
• PRIVATE BACKYARD RETREAT
• IN-GROUND POOL
• EXPANSIVE PATIO SPACE
• MATURE TREES
• PRIVACY FENCING

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Detached carport; Two covered spaces; Two carport spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Phone available
• Home design: Single-family residence; One story; No shared/common walls; Property has a view
• Construction: Brick construction; Composition roof; Crawl space foundation; Built as residential single-family
• Exterior features: Private yard; Front porch; Patio; Chain link and privacy fencing; In-ground pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Natural gas heating; Heat pump; Central air conditioning
• Interior features: Decorative fireplace (one); Other interior features
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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).
• At $2,245/mo this rent would consume 56% of the median local household income ($48k/yr) (locally 1399% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($213k) 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.
• Current owner paid $163k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1960 — 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: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $292,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2505 8th Ave	0.06mi	4/3.0	2,076 (-3%)	18mo	$235,000	$113	69
2000 6th Ave	0.39mi	4/3.0	2,080 (-3%)	2mo	$125,000	$60	68
3002 3rd Ave	0.57mi	3/2.5 (-1)	2,143 (+0%)	5mo	$305,000	$142	58
2112 6th Ave	0.29mi	3/1.0 (-1)	1,852 (-13%)	8mo	$96,000	$52	53
2111 Summerville Rd	0.32mi	3/2.0 (-1)	2,252 (+5%)	18mo	$175,000	$78	52
700 31st St	0.45mi	3/2.0 (-1)	1,913 (-10%)	2mo	$265,000	$139	51
3005 Summerville Rd	0.70mi	3/2.0 (-1)	2,097 (-2%)	10mo	$265,000	$126	47
1405 29th St	0.72mi	3/2.0 (-1)	2,216 (+4%)	8mo	$260,000	$117	45
901 31st St	0.43mi	3/2.0 (-1)	2,368 (+11%)	12mo	$360,000	$152	43
3212 10th Ave	0.63mi	4/2.0	1,945 (-9%)	12mo	$270,000	$139	42
3310 7th Ave	0.65mi	4/2.0	1,844 (-14%)	4mo	$255,000	$138	39
1301 32nd St	0.73mi	3/2.0 (-1)	1,824 (-15%)	3mo	$250,000	$137	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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,537
• Equity at exit: $32,788

10-year hold

• IRR: 10.3%
• Equity multiple: 1.88×
• Total profit: $54,301
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,245 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $420

Break-even live

Break-even rent $1,713

Max offer price $219,900

Occupancy floor 76%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3548 1st Ave Columbus, GA	5.0	2.0	2564	$2,900	$1.13	13d	1	1.09mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	13d	1	1.36mi
2908 10th Ave Columbus, GA	3.0	2.0	2232	$2,000	$0.90	43d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $219,900 Active 33 DOM
2. 2026-06-17
   days on market $219,900 Active 32 DOM
3. 2026-06-16
   days on market $219,900 Active 31 DOM
4. 2026-06-15
   days on market $219,900 Active 30 DOM
5. 2026-06-14
   days on market $219,900 Active 28 DOM
6. 2026-06-13
   days on market $219,900 Active 27 DOM
7. 2026-06-10
   days on market $219,900 Active 25 DOM
8. 2026-06-09
   days on market $219,900 Active 24 DOM
9. 2026-06-08
   days on market $219,900 Active 23 DOM
10. 2026-06-07
    days on market $219,900 Active 22 DOM
11. 2026-06-05
    pricedays on market $219,900 Active 19 DOM
12. 2026-06-02
    days on market $224,900 Active 17 DOM
13. 2026-06-01
    days on market $224,900 Active 16 DOM
14. 2026-05-31
    days on market $224,900 Active 15 DOM
15. 2026-05-30
    days on market $224,900 Active 14 DOM
16. 2026-05-19
    status Active
17. 2026-05-15
    listed $224,900 Active
18. 2008-04-21
    soldstatus $162,880

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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: $26,937
• − Mortgage interest: −$12,318
• − Property taxes: −$1,297
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$6,397
• Taxable income: $1,516
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $4,682/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

+38.1% since first listed

3 events — show timeline

• 2026-05-19 Relisted — EABOR
• 2026-05-15 Listed $224,900 EABOR
• 2008-04-21 Sold (Public Records) $162,880 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,297 · +6.7% YoY. Source: county tax records.