1905 10th Ave · Phenix City, AL 36867

$55,000

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 92 Days on market

Built 1900 4,792 sqft lot Est $81k · 32% 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

Investors, add an easy well cared for cottage to your portfolio that is already cash flowing! Currently rented for $660 with a year lease in place (ending Aug 2026). This charming cottage in the heart of Phenix City has been well-maintained over the years by generations of the same family and has only recently converted to a rental property. Metal roof, original wood floors in 2 rooms, newer linoleum in kitchen. HVAC cools wonderfully and is just 8 years old. Exterior is clean with a good paint job. A well-kept gravel path leads to the back double carport and a wired shed. DO NOT DISTURB TENANTS.

Key facts

• Metal roof
• Newer linoleum
• Original wood floors

Tags

• METAL ROOF
• ORIGINAL WOOD FLOORS
• NEWER LINOLEUM
• WELL KEPT GRAVEL PATH
• WIRED SHED

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Shingle siding
• Exterior features: Outbuilding

Interior

• Kitchen: Gas range
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Fireplace (1); Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 at typical pace (median 21d 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 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $55k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 2.35% ✓
• Cap rate: 20.93%
• Cash-on-cash: 52.27%
• DSCR: 3.33
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $81,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 N Railroad St St	0.16mi	2/2.0	938 (-2%)	3mo	$64,000	$68	83
2002 6th Ave	0.37mi	2/1.0	1,024 (+7%)	2mo	$32,500	$32	69
1208 20th st St	0.30mi	3/1.0 (+1)	1,040 (+9%)	3mo	$50,800	$49	64
1514 10th Ave	0.17mi	2/1.0	816 (-14%)	10mo	$23,000	$28	60
1506 14th Ct	0.45mi	3/1.0 (+1)	916 (-4%)	9mo	$63,000	$69	59
1704 18th St	0.68mi	3/1.0 (+1)	980 (+3%)	3mo	$100,000	$102	56
215 23rd St St	0.58mi	2/1.0	877 (-8%)	5mo	$100,000	$114	55
1500 14th Ct	0.46mi	3/1.0 (+1)	1,034 (+8%)	10mo	$139,000	$134	51
2103 14th Ct	0.45mi	2/1.0	825 (-14%)	8mo	$70,000	$85	50
604 20th St	0.34mi	3/1.0 (+1)	1,094 (+15%)	9mo	$58,000	$53	48
105 25th St	0.72mi	3/1.0 (+1)	925 (-3%)	10mo	$135,000	$146	48
1309 12th Pl	0.66mi	2/1.0	1,086 (+14%)	1mo	$114,000	$105	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 · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 52.8%
• Equity multiple: 3.40×
• Total profit: $36,919
• Equity at exit: $8,201

10-year hold

• IRR: 58.9%
• Equity multiple: 7.53×
• Total profit: $100,541
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $671

Break-even live

Break-even rent $446

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.27mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	13d	1	1.08mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	21d	1	1.39mi

Listing history 36 events

1. 2026-06-18
   days on market $55,000 Active 92 DOM
2. 2026-06-17
   days on market $55,000 Active 91 DOM
3. 2026-06-16
   days on market $55,000 Active 90 DOM
4. 2026-06-15
   days on market $55,000 Active 89 DOM
5. 2026-06-14
   days on market $55,000 Active 87 DOM
6. 2026-06-13
   days on market $55,000 Active 86 DOM
7. 2026-06-10
   days on market $55,000 Active 84 DOM
8. 2026-06-09
   days on market $55,000 Active 83 DOM
9. 2026-06-08
   days on market $55,000 Active 82 DOM
10. 2026-06-07
    days on market $55,000 Active 81 DOM
11. 2026-06-05
    days on market $55,000 Active 78 DOM
12. 2026-06-02
    days on market $55,000 Active 76 DOM
13. 2026-06-01
    days on market $55,000 Active 75 DOM
14. 2026-05-31
    days on market $55,000 Active 74 DOM
15. 2026-05-30
    days on market $55,000 Active 73 DOM
16. 2026-04-13
    price $55,000
17. 2026-03-18
    listed $65,000 Active
18. 2025-11-03
    listed $75,000 Active
19. 2025-07-30
    historical $660
20. 2025-06-17
    listed $660
21. 2025-05-12
    price $77,500
22. 2025-03-06
    price $80,000
23. 2025-02-03
    price $82,500
24. 2025-01-06
    price $85,000
25. 2025-01-06
    price $85,000
26. 2024-11-29
    status Active
27. 2024-11-29
    price $90,000
28. 2024-11-29
    price $90,000
29. 2024-11-08
    status Pending
30. 2024-11-02
    price $87,500
31. 2024-09-30
    price $87,500
32. 2024-09-01
    price $90,000
33. 2024-09-01
    price $90,000
34. 2024-08-10
    price $95,000
35. 2024-07-31
    listed $100,000 Active
36. 2004-06-11
    soldstatus $20,672

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $491 · $41/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: $15,540
• − Mortgage interest: −$3,081
• − Property taxes: −$491
• − Insurance: −$275
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,600
• Taxable income: $7,607
• Est. tax owed @ 24.0%: −$1,826
• After-tax cash flow: $6,224/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

+166.1% since first listed

21 events — show timeline

• 2026-04-13 Price Changed $55,000 CBOR
• 2026-03-18 Listed $65,000 CBOR
• 2025-11-03 Listed $75,000 EABOR
• 2025-07-30 Rental Removed $660 EABOR
• 2025-06-17 Listed for Rent $660 EABOR
• 2025-05-12 Price Changed $77,500 CBOR
• 2025-03-06 Price Changed $80,000 CBOR
• 2025-02-03 Price Changed $82,500 CBOR
• 2025-01-06 Price Changed $85,000 CBOR
• 2025-01-06 Price Changed $85,000 EABOR
• 2024-11-29 Relisted — EABOR
• 2024-11-29 Price Changed $90,000 EABOR
• 2024-11-29 Price Changed $90,000 CBOR
• 2024-11-08 Pending — EABOR
• 2024-11-02 Price Changed $87,500 EABOR
• 2024-09-30 Price Changed $87,500 CBOR
• 2024-09-01 Price Changed $90,000 EABOR
• 2024-09-01 Price Changed $90,000 CBOR
• 2024-08-10 Price Changed $95,000 EABOR
• 2024-07-31 Listed $100,000 EABOR
• 2004-06-11 Sold (Public Records) $20,672 Public Records

Property tax history

+10.5%/yr

Latest (2025): $491 · +49.1% YoY. Source: county tax records.