2104 9th Ave · Phenix City, AL 36867

$57,200

2 bd · 1.0 ba · 1,687 sqft · SingleFamily public records · 31 Days on market

Built 1920 0.43 ac 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this two bedroom, one bath home with a screened in porch. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. May be subject to right of redemption.

Key facts

• 0.43 acre lot
• Built 1920
• Listed 31 days

Property features AI

Finance

• Other: Property type: Residential; Zoning: Residential; Lot size: 0.43 acres
• HOA & community: No association amenities

Exterior

• Utilities: Water available; Sewer available
• Home design: Single-story residential home; About 1,852 above-grade finished area; Subdivision: CRAWFORD WEST HIGHLAND; Directions: From Head toward 22nd St, turn left at the 1st cross street onto 22nd St, continue onto 9th Ave
• Construction: Construction: other (see remarks)
• Exterior features: No fencing; No pool

Interior

• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air (electric); Heating present (see remarks)
• Interior features: Wood or other type fireplace (1 total)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: 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: Westview Elementary School (math 17% / reading 32%, grade F, #424 of 627 statewide, top 68%, 421 students, 79% FRL) — zoned schools average 79% FRL vs 64% district-wide (16 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; 2 comparable units currently listed for rent nearby; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $395 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,484 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.46% ✓
• Cap rate: 21.13%
• Cash-on-cash: 52.98%
• DSCR: 3.36
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $210,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 9th Ave	0.19mi	3/2.0 (+1)	1,596 (-5%)	5mo	$200,000	$125	68
1104 20th st St	0.31mi	3/2.0 (+1)	1,597 (-5%)	0mo	$96,800	$61	67
2505 10th Ave	0.33mi	3/2.0 (+1)	1,587 (-6%)	1mo	$219,900	$139	65
2112 6th Ave	0.21mi	3/1.0 (+1)	1,852 (+10%)	8mo	$96,000	$52	63
1301 21st St	0.46mi	3/2.0 (+1)	1,705 (+1%)	9mo	$141,000	$83	61
2504 4th Ave	0.44mi	3/2.0 (+1)	1,720 (+2%)	9mo	$145,000	$84	60
2116 6th Ave	0.21mi	3/2.0 (+1)	1,440 (-15%)	1mo	$234,900	$163	56
500 21st Pl	0.22mi	3/2.0 (+1)	1,470 (-13%)	5mo	$250,650	$171	55
2903 10th Ave	0.60mi	3/2.0 (+1)	1,540 (-9%)	3mo	$215,000	$140	46
205 25th St	0.44mi	3/2.0 (+1)	1,443 (-14%)	5mo	$60,333	$42	42
700 31st St	0.72mi	3/2.0 (+1)	1,913 (+13%)	2mo	$265,000	$139	34
1711 15th Ave	0.70mi	3/2.0 (+1)	1,488 (-12%)	6mo	$178,900	$120	33

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: 53.7%
• Equity multiple: 3.45×
• Total profit: $39,164
• Equity at exit: $8,529

10-year hold

• IRR: 59.8%
• Equity multiple: 7.66×
• Total profit: $106,710
• Equity at exit: $4,946

Cash invested: $16,016 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$300
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $707

Break-even live

Break-even rent $510

Max offer price $57,200

Occupancy floor 45%

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: $14,300
• Closing costs: $1,716
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	13d	1	1.15mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	13d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $57,200 Active 31 DOM
2. 2026-06-17
   days on market $57,200 Active 30 DOM
3. 2026-06-16
   days on market $57,200 Active 29 DOM
4. 2026-06-15
   days on market $57,200 Active 28 DOM
5. 2026-06-14
   days on market $57,200 Active 26 DOM
6. 2026-06-13
   days on market $57,200 Active 25 DOM
7. 2026-06-10
   days on market $57,200 Active 23 DOM
8. 2026-06-09
   days on market $57,200 Active 22 DOM
9. 2026-06-08
   days on market $57,200 Active 21 DOM
10. 2026-06-07
    days on market $57,200 Active 20 DOM
11. 2026-06-05
    days on market $57,200 Active 17 DOM
12. 2026-06-02
    days on market $57,200 Active 15 DOM
13. 2026-06-01
    days on market $57,200 Active 14 DOM
14. 2026-05-31
    days on market $57,200 Active 13 DOM
15. 2026-05-30
    days on market $57,200 Active 12 DOM
16. 2026-05-18
    listed $57,200 Active
17. 1983-10-07
    soldstatus $54,080

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 6 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: $16,865
• − Mortgage interest: −$3,204
• − Property taxes: −$952
• − Insurance: −$286
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$1,664
• Taxable income: $8,060
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,551/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

+5.8% since first listed

2 events — show timeline

• 2026-05-18 Listed $57,200 LCMLS
• 1983-10-07 Sold (Public Records) $54,080 Public Records

Property tax history

+8.7%/yr

Latest (2025): $952 · +4.4% YoY. Source: county tax records.