1509 12th St · Phenix City, AL 36867

$39,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 365 Days on market

Built 1950 3,920 sqft lot ↓ 11% since listing

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's Dream – Fixer-Upper Opportunity! Calling all investors and savvy buyers! This property is full of potential and ready for renovation. Bring your vision and transform this diamond in the rough into a cash-flowing asset. Homes with this kind of potential at this price point don't last long. Sold AS-IS.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 365 days

Property features AI

Finance

• Other: Lot dimensions approximately 72 x 60 (0.09 acres); Property type listed as Residential
• HOA & community: No community features listed

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; No other utilities listed
• Home design: Single-family residence; One story
• Construction: Wood siding; Metal roof
• Exterior features: Chain link fencing; Has a view; No listed patio or porch features; No additional exterior features

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: No heating; No cooling
• Interior features: One fireplace; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.4% 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: 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; 5 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).
• This rent runs 40% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $6k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $39k implies a 56% 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 4.09% ✓
• Cap rate: 37.37%
• Cash-on-cash: 111.00%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $136,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 12th Pl	0.27mi	3/2.0	1,186 (-4%)	2mo	$125,000	$105	76
1309 12th Pl	0.20mi	2/1.0 (-1)	1,086 (-12%)	1mo	$114,000	$105	65
1308 Ingersoll Dr	0.47mi	3/2.0	1,299 (+6%)	1mo	$199,000	$153	64
1011 11th Ave	0.43mi	2/1.0 (-1)	1,157 (-6%)	1mo	$43,000	$37	64
1008 11th Ave	0.47mi	2/1.0 (-1)	1,124 (-9%)	1mo	$23,700	$21	58
1304 Ingersoll Dr	0.47mi	3/2.0	1,285 (+4%)	11mo	$215,000	$167	58
1704 18th Ave	0.62mi	2/1.5 (-1)	1,191 (-3%)	6mo	$132,000	$111	54
2106 16th st St	0.73mi	2/1.0 (-1)	1,197 (-3%)	7mo	$25,000	$21	51
1709 18th Ave	0.65mi	3/2.0	1,326 (+8%)	2mo	$170,000	$128	50
1713 19th Ave	0.69mi	3/1.0	1,121 (-9%)	5mo	$130,000	$116	49
1718 16th Ave	0.69mi	2/1.5 (-1)	1,300 (+6%)	7mo	$118,000	$91	45
1720 19th Ave	0.70mi	2/2.0 (-1)	1,304 (+6%)	8mo	$164,000	$126	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: —
• Equity multiple: 6.66×
• Total profit: $61,859
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 15.03×
• Total profit: $153,246
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$205
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,010

Break-even live

Break-even rent $318

Max offer price $39,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,032	-5% $1,021	+0% $1,010	+5% $999	+10% $988
Rent	-10% $884	-5% $947	+0% $1,010	+5% $1,073	+10% $1,136
Rate	-1.0pp $1,030	-0.5pp $1,020	base $1,010	+0.5pp $1,000	+1.0pp $990

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	14d	1	0.49mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	0.93mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	14d	1	1.08mi
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	22d	1	1.13mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	22d	1	1.49mi

Listing history 29 events

1. 2026-06-15
   days on market $39,000 Active 365 DOM
2. 2026-06-14
   days on market $39,000 Active 363 DOM
3. 2026-06-13
   days on market $39,000 Active 362 DOM
4. 2026-06-10
   days on market $39,000 Active 360 DOM
5. 2026-06-09
   days on market $39,000 Active 359 DOM
6. 2026-06-08
   days on market $39,000 Active 358 DOM
7. 2026-06-07
   days on market $39,000 Active 357 DOM
8. 2026-06-05
   days on market $39,000 Active 354 DOM
9. 2026-06-02
   days on market $39,000 Active 352 DOM
10. 2026-06-01
    days on market $39,000 Active 351 DOM
11. 2026-05-31
    days on market $39,000 Active 350 DOM
12. 2026-05-30
    days on market $39,000 Active 349 DOM
13. 2025-07-22
    price $39,000 318-char remark

    Show marketing remark (318 chars)

    Investor's Dream – Fixer-Upper Opportunity! Calling all investors and savvy buyers! This property is full of potential and ready for renovation. Bring your vision and transform this diamond in the rough into a cash-flowing asset. Homes with this kind of potential at this price point don't last long. Sold AS-IS.

14. 2025-07-22
    price $39,000

    Show marketing remark (318 chars)

    Investor's Dream – Fixer-Upper Opportunity! Calling all investors and savvy buyers! This property is full of potential and ready for renovation. Bring your vision and transform this diamond in the rough into a cash-flowing asset. Homes with this kind of potential at this price point don't last long. Sold AS-IS.

15. 2025-06-15
    listed $44,900 Active

    Show marketing remark (318 chars)

    Investor's Dream – Fixer-Upper Opportunity! Calling all investors and savvy buyers! This property is full of potential and ready for renovation. Bring your vision and transform this diamond in the rough into a cash-flowing asset. Homes with this kind of potential at this price point don't last long. Sold AS-IS.

16. 2025-06-15
    listed $44,900 Active 318-char remark

    Show marketing remark (318 chars)

    Investor's Dream – Fixer-Upper Opportunity! Calling all investors and savvy buyers! This property is full of potential and ready for renovation. Bring your vision and transform this diamond in the rough into a cash-flowing asset. Homes with this kind of potential at this price point don't last long. Sold AS-IS.

17. 2025-04-02
    soldstatus $25,000
18. 2023-09-18
    soldstatus $25,000 123-char remark

    Show marketing remark (123 chars)

    House has a new roof, new floor joist, and subfloor. The rest of the house needs a complete redo. 3 bed/1 bath frame house

19. 2023-09-18
    soldstatus $25,000 Closed

    Show marketing remark (123 chars)

    House has a new roof, new floor joist, and subfloor. The rest of the house needs a complete redo. 3 bed/1 bath frame house

20. 2023-08-29
    status Active
21. 2023-08-14
    historical
22. 2023-07-06
    status Active
23. 2023-07-05
    status Pending
24. 2023-06-06
    listed $42,000 123-char remark

    Show marketing remark (123 chars)

    House has a new roof, new floor joist, and subfloor. The rest of the house needs a complete redo. 3 bed/1 bath frame house

25. 2023-06-06
    listed $42,000 Active

    Show marketing remark (123 chars)

    House has a new roof, new floor joist, and subfloor. The rest of the house needs a complete redo. 3 bed/1 bath frame house

26. 2017-08-22
    soldstatus $10,000
27. 2017-06-13
    listed $11,999
28. 2017-06-12
    listed $11,999
29. 1971-03-30
    soldstatus $44,065

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $367 · $31/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 2/10 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: $19,162
• − Mortgage interest: −$2,185
• − Property taxes: −$367
• − Insurance: −$195
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$1,135
• Taxable income: $12,215
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $9,190/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

-11.5% since first listed

17 events — show timeline

• 2025-07-22 Price Changed $39,000 CBOR
• 2025-07-22 Price Changed $39,000 EABOR
• 2025-06-15 Listed $44,900 EABOR
• 2025-06-15 Listed $44,900 CBOR
• 2025-04-02 Sold (Public Records) $25,000 Public Records
• 2023-09-18 Sold (MLS) $25,000 EABOR
• 2023-09-18 Sold (MLS) $25,000 EABOR
• 2023-08-29 Relisted — EABOR
• 2023-08-14 Delisted — EABOR
• 2023-07-06 Relisted — EABOR
• 2023-07-05 Pending — EABOR
• 2023-06-06 Listed $42,000 EABOR
• 2023-06-06 Listed $42,000 EABOR
• 2017-08-22 Sold (MLS) $10,000 EABOR
• 2017-06-13 Listed $11,999 EABOR
• 2017-06-12 Listed $11,999 CBOR
• 1971-03-30 Sold (Public Records) $44,065 Public Records

Property tax history

-3.1%/yr

Latest (2025): $367 · +5.1% YoY. Source: county tax records.