1220 13th Ave · Phenix City, AL 36867

$110,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 117 Days on market

Built 1930 6,970 sqft lot Est $111k · at est.

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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 +8.0/15.0
• 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

Historic 3 bedrooms / 2 bath home with Bonus Room. 1740 Sq. Ft. Large kitchen with washer & dryer connection. Living Room with fireplace & large bay window. Lots of storage. Large, fenced backyard.

Key facts

• Lots of storage
• Bonus room
• Large kitchen

Tags

• BONUS ROOM
• LARGE KITCHEN
• FIREPLACE
• LARGE BAY WINDOW
• LOTS OF STORAGE
• FENCED BACKYARD

Property features AI

Finance

• Other: Directions: Veterans to 13th Street to 13th Ave, house on left; Subdivision: MORGAN COMMONS

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Residential construction
• Exterior features: Level lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 5.1% 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); 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).
• 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 16d on market — plan ~3-4 weeks tenant-placement turnaround); 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $51k; list at $110k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.53% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $111,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 12th St	0.30mi	3/2.0	1,760 (+1%)	16mo	$152,700	$87	71
1807 (a&b) 10th Ct	0.62mi	4/2.0 (+1)	1,762 (+1%)	9mo	$113,000	$64	56
1301 21st St	0.74mi	3/2.0	1,705 (-2%)	9mo	$141,000	$83	55
1104 20th st St	0.68mi	3/2.0	1,597 (-8%)	0mo	$96,800	$61	54
1307 15th Pl	0.39mi	3/1.0	1,855 (+7%)	15mo	$66,000	$36	54
1302 Adie St	0.38mi	4/2.5 (+1)	1,970 (+13%)	8mo	$275,000	$140	47
1200 20th St	0.68mi	4/3.0 (+1)	1,645 (-6%)	4mo	$106,000	$64	46
1312 Ingersoll Dr	0.65mi	3/2.5	1,516 (-13%)	2mo	$249,900	$165	44
1711 15th Ave	0.58mi	3/2.0	1,488 (-14%)	7mo	$178,900	$120	43
1810 13th St	0.51mi	3/3.0	1,930 (+11%)	13mo	$100,000	$52	43
1612 8th Ave	0.62mi	4/4.0 (+1)	1,780 (+2%)	14mo	$35,000	$20	43
1024 20th St	0.69mi	3/2.0	1,547 (-11%)	9mo	$63,000	$41	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: 20.7%
• Equity multiple: 1.87×
• Total profit: $26,751
• Equity at exit: $16,401

10-year hold

• IRR: 30.3%
• Equity multiple: 4.02×
• Total profit: $92,867
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $637

Break-even live

Break-even rent $882

Max offer price $110,000

Occupancy floor 57%

Sensitivity live

Price	-10% $699	-5% $668	+0% $637	+5% $605	+10% $574
Rent	-10% $503	-5% $570	+0% $637	+5% $703	+10% $770
Rate	-1.0pp $692	-0.5pp $665	base $637	+0.5pp $608	+1.0pp $579

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: $27,500
• Closing costs: $3,300
• 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	16d	1	0.62mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	23d	1	1.19mi
414 21st Ave Phenix City, AL	3.0	1.0	1080	$1,250	$1.16	16d	1	1.30mi

Listing history 14 events

1. 2026-06-09
   days on market $110,000 Active 117 DOM
2. 2026-06-08
   days on market $110,000 Active 116 DOM
3. 2026-06-07
   days on market $110,000 Active 115 DOM
4. 2026-06-05
   days on market $110,000 Active 112 DOM
5. 2026-06-02
   days on market $110,000 Active 110 DOM
6. 2026-06-01
   days on market $110,000 Active 109 DOM
7. 2026-05-31
   days on market $110,000 Active 108 DOM
8. 2026-05-30
   days on market $110,000 Active 107 DOM
9. 2026-03-09
   status Active
10. 2026-02-21
    status Pending
11. 2026-02-02
    status Active
12. 2026-01-27
    status Pending
13. 2026-01-20
    listed $110,000 Active
14. 2007-03-23
    soldstatus $51,059

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 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: $20,251
• − Mortgage interest: −$6,162
• − Property taxes: −$887
• − Insurance: −$550
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,200
• Taxable income: $6,212
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $6,148/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

+115.4% since first listed

6 events — show timeline

• 2026-03-09 Relisted — CBOR
• 2026-02-21 Pending — CBOR
• 2026-02-02 Relisted — CBOR
• 2026-01-27 Pending — CBOR
• 2026-01-20 Listed $110,000 CBOR
• 2007-03-23 Sold (Public Records) $51,059 Public Records

Property tax history

+3.3%/yr

Latest (2025): $887 · +5.5% YoY. Source: county tax records.