4212 Thayer Dr · Phenix City, AL 36867

$205,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 14 Days on market

Built 1969 0.26 ac lot Est $217k · 6% under

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +10.1/15.0
• DSCR +4.2/10.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great North Phenix City location in Martindale subdivision. Home is a brick ranch home with many recent updates to include one year old heating and air system and new interior and exterior trim paint. Three bedroom home offers back deck perfect for grilling and a large fenced back yard for the children to play. Spacious dine-in kitchen has plenty of cabinet and counter top space and oversized laundry room has extra pantry space.

Key facts

• Cul-de-sac living
• Lvp flooring
• Fenced backyard

Tags

• CUL-DE-SAC LIVING
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

Property features AI

Finance

• Other: Property type listed as residential; Lot features include front yard, back yard and cul-de-sac location; Concrete road frontage on a city street; Lot dimensions approximately 83 x 150 (0.26 acres)
• HOA & community: No community amenities listed

Exterior

• Parking: Driveway; Three parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story; Updated / remodeled; No shared/common walls
• Construction: Brick construction; Shingle roof; Built on a standard foundation
• Exterior features: Covered front porch; Back yard fencing; Shed(s); Has a view; No other notable exterior features listed

Interior

• Kitchen: Oven; Self-cleaning oven; Electric oven; Electric range; Range hood; Dishwasher
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Recessed lighting; Aluminum-framed windows; No fireplace
• Laundry & utility: Main-level laundry room with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $25 ($304/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 $158k (22.9% below list).
• Recommended offer: $158k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Phenix City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 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).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $205k implies a 105% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,050 (22.9% below list)

Questions for the listing agent

1. Built in 1969 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $217,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4404 Summerville Rd	0.37mi	3/2.0	1,353 (+0%)	1mo	$199,999	$148	77
1408 46th Street St	0.35mi	3/1.0	1,425 (+6%)	2mo	$220,000	$154	73
4802 Summerville Rd	0.55mi	3/1.5	1,401 (+4%)	4mo	$226,000	$161	63
1315 Fletcher Dr	0.59mi	3/2.0	1,411 (+4%)	0mo	$226,810	$161	61
1307 Fletcher Dr	0.59mi	3/2.0	1,358 (+1%)	9mo	$209,500	$154	60
1707 Magnolia Pl	0.38mi	3/2.0	1,551 (+15%)	1mo	$288,900	$186	53
1904 Lynn Dr	0.65mi	3/2.0	1,281 (-5%)	6mo	$179,000	$140	52
1712 39th St	0.44mi	3/2.0	1,500 (+11%)	6mo	$250,000	$167	52
1606 Melanie Ln Ln	0.61mi	3/2.0	1,470 (+9%)	1mo	$240,000	$163	52
1903 Lynn Dr	0.64mi	3/2.0	1,212 (-10%)	2mo	$197,000	$163	47
2003 46th St	0.70mi	3/2.0	1,242 (-8%)	6mo	$199,900	$161	45
1219 Fletcher Dr	0.59mi	3/2.0	1,528 (+13%)	6mo	$255,000	$167	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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-27,907
• Equity at exit: $30,566

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-6,288
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $25

Break-even live

Break-even rent $1,548

Max offer price $205,000

Occupancy floor 93%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Catherine Dr Unit A**Hunter Ward** Phenix City, AL	2.0	2.0	1021	$1,250	$1.22	13d	1	0.69mi
5001 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1130	$1,569	$1.39	13d	12	0.80mi
1914 Tranquil Ln Phenix City, AL	2.0	2.5	1581	$1,700	$1.08	21d	1	0.88mi
4402 Riverchase Dr Phenix City, AL	1.0–3.0	1.0–2.0	1078	$1,955	$1.81	13d	21	0.93mi
1 Magnolia St Columbus, GA	3.0	2.0	1542	$1,195	$0.77	13d	1	1.20mi
108 Comer St Columbus, GA	2.0	1.0	1180	$1,050	$0.89	13d	1	1.32mi

Listing history 12 events

1. 2026-06-18
   days on market $205,000 Active 14 DOM
2. 2026-06-17
   days on market $205,000 Active 13 DOM
3. 2026-06-16
   days on market $205,000 Active 12 DOM
4. 2026-06-15
   days on market $205,000 Active 11 DOM
5. 2026-06-14
   days on market $205,000 Active 9 DOM
6. 2026-06-13
   days on market $205,000 Active 8 DOM
7. 2026-06-10
   days on market $205,000 Active 6 DOM
8. 2026-06-09
   days on market $205,000 Active 5 DOM
9. 2026-06-08
   days on market $205,000 Active 4 DOM
10. 2026-06-07
    days on market $205,000 Active 3 DOM
11. 2026-06-05
    remarks 522-char remark
12. 2026-06-05
    listed $205,000 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: $753 · $63/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$87/yr (+$7/mo · 11.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 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: $18,966
• − Mortgage interest: −$11,483
• − Property taxes: −$753
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,964
• Taxable loss: −$3,294
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $1,095/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

+154.0% since first listed

10 events — show timeline

• 2026-06-02 Listed $205,000 EABOR
• 2019-06-28 Sold (Public Records) $100,000 Public Records
• 2019-06-28 Sold (MLS) $100,000 EABOR
• 2019-06-28 Sold (MLS) $100,000 CBOR
• 2019-06-28 Sold (MLS) $100,000 EABOR
• 2019-03-26 Listed $107,900 EABOR
• 2019-03-26 Listed $107,900 CBOR
• 2019-03-26 Listed $107,900 EABOR
• 2008-12-22 Sold (Public Records) $106,500 Public Records
• 2005-05-04 Sold (Public Records) $80,704 Public Records

Property tax history

-1.7%/yr

Latest (2025): $753 · +6.0% YoY. Source: county tax records.