806 24th Ave · Phenix City, AL 36869

$159,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 88 Days on market

Built 1960 9,148 sqft lot Est $180k · 11% under

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +12.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price to Sell!! What a charmer! Completely remodeled to include flooring, fixtures, tile shower in master, new vanities, commodes, all new appliances, granite counters, and much more. Double carport attached in rear with storage. Home is being sold with and extra lot for added privacy. 2 living areas, fireplace in den for cozy nights and entertaining. Don't miss out!

Key facts

• Updated bathrooms
• Additional lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEWER HVAC SYSTEM
• ADDITIONAL LOT

Property features AI

Exterior

• Parking: Carport (2 spaces); 2 covered parking spaces
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Rain gutters; Back yard; Has a view

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; One fireplace
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 flat; 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($50k/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 $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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.04% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Pine Hill Ct	0.20mi	3/2.0	1,348 (-6%)	12mo	$120,000	$89	66
2302 Level Ct	0.45mi	3/2.0	1,316 (-9%)	1mo	$100,000	$76	60
2714 8th St	0.32mi	3/2.0	1,359 (-6%)	18mo	$164,000	$121	57
706 27th Ave	0.29mi	3/2.0	1,588 (+10%)	10mo	$140,000	$88	56
703 23rd Ave	0.61mi	2/2.0 (-1)	1,363 (-5%)	3mo	$140,000	$103	51
1312 Ingersoll Dr	0.70mi	3/2.5	1,516 (+5%)	2mo	$249,900	$165	50
2314 Sandfort Rd	0.69mi	4/2.0 (+1)	1,391 (-3%)	5mo	$149,900	$108	49
1308 Ingersoll Dr	0.68mi	3/2.0	1,299 (-10%)	1mo	$199,000	$153	47
1116 28th Ave Ave	0.62mi	3/2.0	1,594 (+11%)	3mo	$199,900	$125	47
1307 Ingersoll Dr	0.61mi	3/2.0	1,343 (-7%)	16mo	$185,000	$138	43
315 21st Ave	0.75mi	3/2.0	1,515 (+5%)	15mo	$265,000	$175	40
1304 Ingersoll Dr	0.66mi	3/2.0	1,285 (-11%)	11mo	$215,000	$167	38

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 · 0.43% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,767
• Equity at exit: $23,842

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-11,609
• Equity at exit: $13,825

Cash invested: $44,772 (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 36869

• Home prices YoY: -22.2%
• Rents YoY: 0.4%
• Active inventory: 107
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $225

Break-even live

Break-even rent $1,386

Max offer price $159,900

Occupancy floor 82%

Sensitivity live

Price	-10% $316	-5% $270	+0% $225	+5% $180	+10% $135
Rent	-10% $93	-5% $159	+0% $225	+5% $291	+10% $357
Rate	-1.0pp $306	-0.5pp $266	base $225	+0.5pp $184	+1.0pp $142

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	22d	1	0.25mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	15d	1	0.64mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	15d	1	0.79mi

Listing history 22 events

1. 2026-06-21
   days on market $159,900 Active 88 DOM
2. 2026-06-18
   days on market $159,900 Active 85 DOM
3. 2026-06-17
   days on market $159,900 Active 84 DOM
4. 2026-06-16
   days on market $159,900 Active 83 DOM
5. 2026-06-15
   days on market $159,900 Active 82 DOM
6. 2026-06-14
   days on market $159,900 Active 80 DOM
7. 2026-06-13
   days on market $159,900 Active 79 DOM
8. 2026-06-10
   days on market $159,900 Active 77 DOM
9. 2026-06-09
   days on market $159,900 Active 76 DOM
10. 2026-06-08
    days on market $159,900 Active 75 DOM
11. 2026-06-07
    days on market $159,900 Active 74 DOM
12. 2026-06-05
    days on market $159,900 Active 71 DOM
13. 2026-06-02
    days on market $159,900 Active 69 DOM
14. 2026-06-01
    days on market $159,900 Active 68 DOM
15. 2026-05-31
    days on market $159,900 Active 67 DOM
16. 2026-05-30
    days on market $159,900 Active 66 DOM
17. 2026-03-25
    listed $159,900 Active
18. 2022-01-04
    soldstatus $161,550 370-char remark

    Show marketing remark (436 chars)

    Price to Sell!! What a charmer! Completely remodeled to include flooring, fixtures, tile shower in master, new vanities, commodes, all new appliances, granite counters, and much more. Double carport attached in rear with storage. Home is being sold with and extra lot for added privacy. 2 living areas, fireplace in den for cozy nights and entertaining. Don't miss out! Lot 1 & 2 BLK F Fowler S/D 3 bedroom 2 bath complete remodel.

19. 2022-01-04
    soldstatus $161,550 436-char remark

    Show marketing remark (436 chars)

    Price to Sell!! What a charmer! Completely remodeled to include flooring, fixtures, tile shower in master, new vanities, commodes, all new appliances, granite counters, and much more. Double carport attached in rear with storage. Home is being sold with and extra lot for added privacy. 2 living areas, fireplace in den for cozy nights and entertaining. Don't miss out! Lot 1 & 2 BLK F Fowler S/D 3 bedroom 2 bath complete remodel.

20. 2021-09-22
    listed $154,900 370-char remark

    Show marketing remark (436 chars)

    Price to Sell!! What a charmer! Completely remodeled to include flooring, fixtures, tile shower in master, new vanities, commodes, all new appliances, granite counters, and much more. Double carport attached in rear with storage. Home is being sold with and extra lot for added privacy. 2 living areas, fireplace in den for cozy nights and entertaining. Don't miss out! Lot 1 & 2 BLK F Fowler S/D 3 bedroom 2 bath complete remodel.

21. 2021-09-22
    listed $154,900 436-char remark

    Show marketing remark (436 chars)

    Price to Sell!! What a charmer! Completely remodeled to include flooring, fixtures, tile shower in master, new vanities, commodes, all new appliances, granite counters, and much more. Double carport attached in rear with storage. Home is being sold with and extra lot for added privacy. 2 living areas, fireplace in den for cozy nights and entertaining. Don't miss out! Lot 1 & 2 BLK F Fowler S/D 3 bedroom 2 bath complete remodel.

22. 1986-02-20
    soldstatus $70,743

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/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 3/10 Moderate
• 🌡 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: $20,048
• − Mortgage interest: −$8,957
• − Property taxes: −$2,275
• − Insurance: −$800
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,652
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,663/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): 21,518
• Household income: $50,061
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 789.0

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 0.58)
• Race & ethnicity: Black 50% White 41% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -47.69%
• Current HPI: 166.9094
• Rent YoY: ▲ 0.43%
• 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

+126.0% since first listed

6 events — show timeline

• 2026-03-25 Listed $159,900 EABOR
• 2022-01-04 Sold (MLS) $161,550 EABOR
• 2022-01-04 Sold (MLS) $161,550 EABOR
• 2021-09-22 Listed $154,900 EABOR
• 2021-09-22 Listed $154,900 EABOR
• 1986-02-20 Sold (Public Records) $70,743 Public Records

Property tax history

+18.2%/yr

Latest (2025): $2,275 · +7.0% YoY. Source: county tax records.