1708 20th Ave · Phenix City, AL 36867

$114,900

2 bd · 2.0 ba · 1,131 sqft · SingleFamily public records · 5 Days on market

Built 1950 7,841 sqft lot Est $123k · 7% 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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

Great investment property! Potential to rent for $700 a month. Cute home with seperate dining room and laundry room and huge, private backyard. Sold as is. 2 bedroom 2 bathroom

Key facts

• New paint
• Single-level layout
• New lvp flooring

Tags

• NEW PAINT
• NEW LVP FLOORING
• SINGLE-LEVEL LAYOUT
• LUXURY VINYL PLANK FLOORING
• ESTABLISHED NEIGHBORHOOD
• PRACTICAL LOCATION

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Water available; Sewer available
• Home design: Single family residence; One level
• Construction: Block and vinyl siding construction; Shingle roof; Crawl space basement with walk-out access; Built as a residential single-family home
• Exterior features: Rain gutters; Covered, enclosed, screened front porch

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Wood window frames; Other interior features
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 11.3% 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: Phenix City Elementary School (math 11% / reading 29%, grade F, #455 of 627 statewide, top 73%, 715 students, 90% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 23d 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 37% 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 $794 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 + 5.3% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 $35k; list at $115k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $114,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $123,279
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 19th Ave	0.04mi	3/1.0 (+1)	1,121 (-1%)	5mo	$130,000	$116	84
1704 18th Ave	0.21mi	2/1.5	1,191 (+5%)	6mo	$132,000	$111	75
2106 16th st St	0.17mi	2/1.0	1,197 (+6%)	7mo	$25,000	$21	73
1702 23rd Pl	0.39mi	3/2.0 (+1)	1,100 (-3%)	1mo	$165,000	$150	71
1712 12th Pl	0.54mi	3/2.0 (+1)	1,186 (+5%)	2mo	$125,000	$105	60
1704 18th St	0.20mi	3/1.0 (+1)	980 (-13%)	3mo	$100,000	$102	57
1309 12th Pl	0.74mi	2/1.0	1,086 (-4%)	1mo	$114,000	$105	54
2106 27th St	0.70mi	3/2.0 (+1)	1,071 (-5%)	2mo	$148,600	$139	52
1718 16th Ave	0.33mi	2/1.5	1,300 (+15%)	7mo	$118,000	$91	52
1308 Ingersoll Dr	0.43mi	3/2.0 (+1)	1,299 (+15%)	1mo	$199,000	$153	50
1208 20th st St	0.63mi	3/1.0 (+1)	1,040 (-8%)	3mo	$50,800	$49	46
2704 21st Ave	0.69mi	3/2.0 (+1)	1,288 (+14%)	7mo	$140,000	$109	34

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: 11.6%
• Equity multiple: 1.47×
• Total profit: $15,110
• Equity at exit: $17,132

10-year hold

• IRR: 22.2%
• Equity multiple: 3.09×
• Total profit: $67,123
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $475

Break-even live

Break-even rent $871

Max offer price $114,900

Occupancy floor 63%

Sensitivity live

Price	-10% $540	-5% $507	+0% $475	+5% $442	+10% $410
Rent	-10% $358	-5% $417	+0% $475	+5% $533	+10% $591
Rate	-1.0pp $533	-0.5pp $504	base $475	+0.5pp $445	+1.0pp $415

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	15d	1	0.29mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	22d	1	0.78mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	1.05mi

Listing history 4 events

1. 2026-06-21
   days on market $114,900 Active 5 DOM
2. 2026-06-18
   days on market $114,900 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   listed $114,900 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: $454 · $38/mo
• Projected year-2 tax: $471 · $39/mo
• Expected delta: +$17/yr (+$1/mo · 3.7%)

ⓘ 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 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: $17,667
• − Mortgage interest: −$6,436
• − Property taxes: −$454
• − Insurance: −$574
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,343
• Taxable income: $4,033
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,730/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

+136.4% since first listed

14 events — show timeline

• 2026-06-16 Listed $114,900 EABOR
• 2025-12-09 Price Changed $86,000 EABOR
• 2025-10-01 Listed $89,000 EABOR
• 2025-09-29 Price Changed $89,000 EABOR
• 2025-09-25 Coming Soon — EABOR
• 2022-11-30 Sold (Public Records) $35,000 Public Records
• 2022-11-30 Sold (MLS) $35,000 EABOR
• 2022-11-30 Sold (MLS) $35,000 EABOR
• 2022-11-02 Pending — EABOR
• 2022-10-31 Relisted — EABOR
• 2022-10-21 Pending — EABOR
• 2022-10-21 Listed $38,000 EABOR
• 2022-10-21 Listed $38,000 EABOR
• 2004-01-07 Sold (Public Records) $48,600 Public Records

Property tax history

-0.4%/yr

Latest (2025): $454 · +5.2% YoY. Source: county tax records.