1104 20th st St · Phenix City, AL 36867

$95,000

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 48 Days on market

Built 1924 10,454 sqft 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

Step back in time and enjoy the charm of this 1924 home located in the heart of Phenix City. The oversized front porch is the perfect place for rocking chairs or a porch swing — ideal for relaxing evenings and morning coffee. Inside, this 3 bedroom, 2 bathroom home blends historic character with modern updates. You’ll find a beautiful mix of new LVP flooring and natural hardwood floors that add warmth and style throughout. The home also features a new HVAC system, giving buyers peace of mind on major components. The large fenced backyard offers plenty of space for entertaining, pets, or gardening, and includes a covered carport for convenient parking. Whether you're an investor

Key facts

• Covered carport
• New hot water heater
• New hvac system

Tags

• OVERSIZED FRONT PORCH
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• LARGE FENCED BACKYARD
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Phenix City Elementary School (math 11% / reading 29%, grade F, #455 of 627 statewide, top 73%, 715 students, 90% 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) — zoned schools average 81% FRL vs 64% district-wide (18 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; 1 comparable units currently listed for rent nearby; 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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $95k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1924 — 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: 1.68% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $199,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 20th st St	0.00mi	3/2.0	1,597 (0%)	0mo	$96,800	$61	100
1200 20th St	0.09mi	4/3.0 (+1)	1,645 (+3%)	4mo	$106,000	$64	78
2505 10th Ave	0.45mi	3/2.0	1,587 (-1%)	1mo	$219,900	$139	77
2212 9th Ave	0.42mi	3/2.0	1,596 (-0%)	5mo	$200,000	$125	76
2903 10th Ave	0.68mi	3/2.0	1,540 (-4%)	3mo	$215,000	$140	60
2209 8th Ave	0.42mi	4/2.0 (+1)	1,727 (+8%)	3mo	$151,000	$87	59
923 20th St	0.17mi	2/0.5 (-1)	1,408 (-12%)	3mo	$53,000	$38	59
2116 6th Ave	0.52mi	3/2.0	1,440 (-10%)	1mo	$234,900	$163	58
500 21st Pl	0.54mi	3/2.0	1,470 (-8%)	5mo	$250,650	$171	58
2304 14th Ct	0.39mi	3/2.0	1,376 (-14%)	4mo	$162,000	$118	56
1103 28th Place Pl	0.58mi	3/1.5	1,368 (-14%)	2mo	$215,000	$157	45
205 25th St	0.75mi	3/2.0	1,443 (-10%)	5mo	$60,333	$42	44

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: 27.6%
• Equity multiple: 2.18×
• Total profit: $31,457
• Equity at exit: $14,165

10-year hold

• IRR: 36.4%
• Equity multiple: 4.73×
• Total profit: $99,218
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $676

Break-even live

Break-even rent $741

Max offer price $95,000

Occupancy floor 53%

Sensitivity live

Price	-10% $730	-5% $703	+0% $676	+5% $649	+10% $622
Rent	-10% $550	-5% $613	+0% $676	+5% $739	+10% $802
Rate	-1.0pp $724	-0.5pp $700	base $676	+0.5pp $651	+1.0pp $626

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	15d	1	0.83mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-03-02
   listed $95,000 Active
3. 2001-08-22
   soldstatus $41,664

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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 · 18 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: $19,157
• − Mortgage interest: −$5,321
• − Property taxes: −$571
• − Insurance: −$475
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$2,764
• Taxable income: $6,960
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $6,439/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

+128.0% since first listed

3 events — show timeline

• 2026-04-20 Pending — EABOR
• 2026-03-02 Listed $95,000 EABOR
• 2001-08-22 Sold (Public Records) $41,664 Public Records

Property tax history

+10.8%/yr

Latest (2025): $571 · +4.5% YoY. Source: county tax records.