2608 Tillery Ln Unit J · Phenix City, AL 36867

$365,000

None bd · None ba · 4,661 sqft · MultiFamily · 36 Days on market

Fair condition 0.27 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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Exceptional opportunity to acquire a hard-to-find single-story quadplex featuring four spacious 3 bedroom, 2 bathroom units—a product type that consistently performs well in today's rental market. Located in a strong rental area, this property offers immediate income with significant upside potential. This asset is currently underperforming due to below-market rents and needed updates, creating a prime value-add opportunity for investors looking to increase cash flow and long-term equity. Current Rent Roll: Unit 1: $1,000/month (Section 8) – Lease through January 2027 Unit 2: $650/month – Lease through November 2026 Unit 3: Vacant – Ready for renovation (estimated ~$

Key facts

• Ready for renovation
• Current rent roll
• Immediate income

Tags

• SINGLE STORY QUADPLEX
• STRONG RENTAL AREA
• IMMEDIATE INCOME
• CURRENT RENT ROLL
• READY FOR RENOVATION
• LOWER MAINTENANCE

Property features AI

Finance

• Other: Located in the North Creek subdivision; Directions: South Rail Road street turn onto Tillery Lane

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Duplex
• Construction: Brick construction
• Exterior features: Level lot

Interior

• Heating & cooling: Electric heating
• Interior features: Has heating

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2-bath units multifamily listed at $365k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $541/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• At $5,933/mo this rent would consume 148% 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 $3k of loan paydown is wiped out by about $11k 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 $102k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

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 $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.33% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.91×
• Total profit: $93,043
• Equity at exit: $54,423

10-year hold

• IRR: 31.2%
• Equity multiple: 4.13×
• Total profit: $320,166
• Equity at exit: $31,559

Cash invested: $102,200 (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: 20.5×

Monthly cashflow live

• Estimated rent: $5,933 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,246
• Net cashflow: $2,165

Break-even live

Break-even rent $3,193

Max offer price $365,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$5,932
Total (4 units)			$5,933

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   status $365,000 Pending 36 DOM
2. 2026-06-09
   days on market $365,000 Active 36 DOM
3. 2026-06-08
   days on market $365,000 Active 35 DOM
4. 2026-06-07
   days on market $365,000 Active 34 DOM
5. 2026-06-05
   days on market $365,000 Active 31 DOM
6. 2026-06-02
   days on market $365,000 Active 29 DOM
7. 2026-06-01
   days on market $365,000 Active 28 DOM
8. 2026-05-31
   days on market $365,000 Active 27 DOM
9. 2026-05-30
   status $365,000 Active 26 DOM
10. 2026-05-19
    status Pending
11. 2026-04-11
    listed $365,000 Active

ⓘ 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 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: $71,196
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$5,696
• − Management: −$5,696
• − Depreciation: −$10,618
• Taxable income: $21,441
• Est. tax owed @ 24.0%: −$5,146
• After-tax cash flow: $20,830/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 · 2 photos

Fair 45/100 Moderate rehab

This quadplex requires significant exterior repairs and maintenance, including painting, siding, fencing, and driveway/sidewalk repair. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior walls — Significant discoloration and wear
• Major exterior paint — Significant discoloration and wear
• Major exterior siding — Significant discoloration and wear
• Major exterior fencing — Condition not clear from satellite image
• Major exterior driveway — Significant cracking and wear
• Major exterior sidewalks — Significant cracking and wear

Value-add opportunities

• Both exterior painting and staining — Improves curb appeal and rental value
• Both exterior siding repair/replacement — Enhances structural integrity and rental value
• Both exterior fencing repair/replacement — Enhances property value and security
• Both exterior driveway and sidewalk repair/replacement — Improves property value and accessibility
• Both exterior landscaping and maintenance — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Significant discoloration and wear	Major	$15,000–50,000
exterior paint · Significant discoloration and wear	Major	$15,000–50,000
exterior siding · Significant discoloration and wear	Major	$15,000–50,000
exterior fencing · Condition not clear from satellite image	Major	$15,000–50,000
exterior driveway · Significant cracking and wear	Major	$15,000–50,000
exterior sidewalks · Significant cracking and wear	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior painting and staining — Improves curb appeal and rental value ↑
• Both exterior siding repair/replacement — Enhances structural integrity and rental value ↑
• Both exterior fencing repair/replacement — Enhances property value and security ↑
• Both exterior driveway and sidewalk repair/replacement — Improves property value and accessibility ↑
• Both exterior landscaping and maintenance — Enhances curb appeal and rental 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

2 events — show timeline

• 2026-05-19 Pending — CBOR
• 2026-04-11 Listed $365,000 CBOR