2200 13th Ave · Phenix City, AL 36867

$180,000

None bd · None ba · — sqft · MultiFamily · 69 Days on market

Built 1988 Poor condition 10,019 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Opportunity – Duplex with Stable Income, Rent Upside & Portfolio Expansion Potential | $180,000 Well-maintained duplex offering immediate cash flow with built-in upside potential. This property is ideal for investors seeking a combination of current income and future rent growth. Unit A is currently rented at $750/month with a lease in place through January 2027, providing long-term stability and predictable income. Unit B is rented at $660/month with a lease in place through November 2026, offering additional income with opportunity for future rent adjustments. Total current rental income: $1,410/month The property features a new roof installed in 2022, helping reduce near-term capital expenses and improving overall investment security. Both units are currently below market rent, with projected rents estimated in the $850–$950/month range per unit, creating a clear path for increased cash flow over time. Highlights: Total current rental income of $1,410/month Long-term leases in place (Nov 2026 & Jan 2027) New roof (2022) Below-market rents with strong upside potential Stable, low-maintenance investment This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1988

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Duplex residential income property; Single-story (one level)
• Construction: Vinyl siding
• Exterior features: Corner lot; Shingle roof; No fencing

Interior

• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Central heating; Central air conditioning; Ceiling fans; Has a view

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive. Per door: $460/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• At $2,739/mo this rent would consume 68% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($169k) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 10th Ct	0.31mi	—/—	—	4mo	$103,000	—	70
1900 Tenth Ct	0.32mi	—/—	—	4mo	$87,000	—	69
808 Shanna Ct Ct	0.44mi	—/—	—	0mo	$170,000	—	66
803 21st Street St	0.47mi	—/—	—	0mo	$175,000	—	65
803 21st St	0.47mi	—/—	1,768	0mo	$175,000	$99	65
801 21st St	0.47mi	—/—	1,908	1mo	$177,000	$93	65
801 21st Street St	0.47mi	—/—	—	1mo	$177,000	—	65
2116 Summerville Rd	0.28mi	—/—	—	15mo	$265,000	—	62
1902 6th Ct	0.57mi	—/—	2,079	2mo	$118,100	$57	59
1800 18th Ct	0.54mi	—/—	—	6mo	$175,000	—	58
914 21st St	0.30mi	—/—	—	20mo	$166,750	—	57
806 N Railroad St	0.51mi	—/—	2,080	10mo	$199,900	$96	55

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: 17.2%
• Equity multiple: 1.71×
• Total profit: $36,031
• Equity at exit: $26,839

10-year hold

• IRR: 27.3%
• Equity multiple: 3.68×
• Total profit: $135,263
• Equity at exit: $15,563

Cash invested: $50,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,739 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $920

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,044	-5% $982	+0% $920	+5% $858	+10% $795
Rent	-10% $703	-5% $812	+0% $920	+5% $1,028	+10% $1,136
Rate	-1.0pp $1,011	-0.5pp $966	base $920	+0.5pp $873	+1.0pp $826

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,738
Total (2 units)			$2,739

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	22d	1	0.37mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	14d	1	0.91mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	22d	1	1.06mi
1914 Tranquil Ln Phenix City, AL	2.0	2.5	1581	$1,700	$1.08	22d	1	1.33mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	14d	1	1.44mi
211 12th St Columbus, GA	1.0	1.0	—	$1,100	—	44d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $180,000 Active 69 DOM
2. 2026-06-17
   days on market $180,000 Active 68 DOM
3. 2026-06-16
   days on market $180,000 Active 67 DOM
4. 2026-06-15
   days on market $180,000 Active 66 DOM
5. 2026-06-14
   days on market $180,000 Active 64 DOM
6. 2026-06-13
   days on market $180,000 Active 63 DOM
7. 2026-06-10
   days on market $180,000 Active 61 DOM
8. 2026-06-09
   days on market $180,000 Active 60 DOM
9. 2026-06-08
   days on market $180,000 Active 59 DOM
10. 2026-06-07
    days on market $180,000 Active 58 DOM
11. 2026-06-05
    days on market $180,000 Active 55 DOM
12. 2026-06-02
    days on market $180,000 Active 53 DOM
13. 2026-06-01
    days on market $180,000 Active 52 DOM
14. 2026-05-31
    days on market $180,000 Active 51 DOM
15. 2026-05-30
    days on market $180,000 Active 50 DOM
16. 2026-04-10
    listed $180,000 Active

    Show marketing remark (1398 chars)

    Investor Opportunity – Duplex with Stable Income, Rent Upside & Portfolio Expansion Potential | $180,000 Well-maintained duplex offering immediate cash flow with built-in upside potential. This property is ideal for investors seeking a combination of current income and future rent growth. Unit A is currently rented at $750/month with a lease in place through January 2027, providing long-term stability and predictable income. Unit B is rented at $660/month with a lease in place through November 2026, offering additional income with opportunity for future rent adjustments. Total current rental income: $1,410/month The property features a new roof installed in 2022, helping reduce near-term capital expenses and improving overall investment security. Both units are currently below market rent, with projected rents estimated in the $850–$950/month range per unit, creating a clear path for increased cash flow over time. Highlights: Total current rental income of $1,410/month Long-term leases in place (Nov 2026 & Jan 2027) New roof (2022) Below-market rents with strong upside potential Stable, low-maintenance investment This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

17. 2026-04-10
    listed $180,000 Active 1398-char remark

    Show marketing remark (1398 chars)

    Investor Opportunity – Duplex with Stable Income, Rent Upside & Portfolio Expansion Potential | $180,000 Well-maintained duplex offering immediate cash flow with built-in upside potential. This property is ideal for investors seeking a combination of current income and future rent growth. Unit A is currently rented at $750/month with a lease in place through January 2027, providing long-term stability and predictable income. Unit B is rented at $660/month with a lease in place through November 2026, offering additional income with opportunity for future rent adjustments. Total current rental income: $1,410/month The property features a new roof installed in 2022, helping reduce near-term capital expenses and improving overall investment security. Both units are currently below market rent, with projected rents estimated in the $850–$950/month range per unit, creating a clear path for increased cash flow over time. Highlights: Total current rental income of $1,410/month Long-term leases in place (Nov 2026 & Jan 2027) New roof (2022) Below-market rents with strong upside potential Stable, low-maintenance investment This property can be purchased individually or as part of a larger portfolio, including multiple duplexes and quadplexes—ideal for investors looking to scale quickly with income-producing assets. Contact agent for full portfolio details.

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

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 · 18 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: $32,868
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$5,236
• Taxable income: $8,690
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $8,953/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This duplex requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe damage and peeling
• Major Flooring — Damaged and uneven
• Major Interior walls — Dirty and in need of painting
• Major Bathrooms — Outdated and in need of updates
• Major Kitchen — Outdated and in need of updates
• Major Landscaping — Overgrown and in need of maintenance

Value-add opportunities

• Both Paint interior walls — Improves appearance and value
• Both Replace flooring — Enhances comfort and value
• Both Update bathrooms — Modernizes and increases value
• Both Update kitchen — Modernizes and increases value
• Both Maintain landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe damage and peeling	Major	$15,000–50,000
Flooring · Damaged and uneven	Major	$15,000–50,000
Interior walls · Dirty and in need of painting	Major	$15,000–50,000
Bathrooms · Outdated and in need of updates	Major	$15,000–50,000
Kitchen · Outdated and in need of updates	Major	$15,000–50,000
Landscaping · Overgrown and in need of maintenance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls — Improves appearance and value ↑
• Both Replace flooring — Enhances comfort and value ↑
• Both Update bathrooms — Modernizes and increases value ↑
• Both Update kitchen — Modernizes and increases value ↑
• Both Maintain landscaping — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $180,000 EABOR
• 2026-04-10 Listed $180,000 CBOR