207 26th Ct · Phenix City, AL 36869

$144,900

3 bd · 1.0 ba · 2,120 sqft · SingleFamily public records · 99 Days on market

Built 1968 0.50 ac lot Est $273k · 47% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

Key facts

• Separate dining room
• Formal living room
• Great room

Tags

• FORMAL LIVING ROOM
• BREAKFAST AREA
• IN GROUND POOL
• SEPARATE DINING ROOM
• GREAT ROOM
• FIREPLACE

Property features AI

Exterior

• Parking: Attached carport; One covered parking space; One carport space
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One level; No shared/common walls; Brick construction
• Construction: Brick construction; Composition roof; Crawl space foundation
• Exterior features: Awning(s); Covered patio/porch; Back yard; Chain link fencing; In-ground pool with pool cover; Fire alarm (security feature); Has a view

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Other interior features; Masonry fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 flat; 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $4k 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 + 0.4% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $46k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1968 — 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: 1.26% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $273,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 26th Ct	0.31mi	4/2.5 (+1)	2,191 (+3%)	15mo	$299,900	$137	56
606 27th Ave	0.56mi	3/2.0	2,214 (+4%)	9mo	$285,000	$129	55
1 Brentwood Drive Dr	0.66mi	4/2.5 (+1)	2,124 (+0%)	4mo	$275,000	$129	55
2520 Orchard St	0.41mi	4/2.5 (+1)	2,191 (+3%)	13mo	$250,000	$114	53
52 Fairfield Dr	0.57mi	3/2.5	2,236 (+6%)	9mo	$245,000	$110	51
27 Willow Trace Dr	0.51mi	4/2.5 (+1)	2,170 (+2%)	13mo	$259,500	$120	51
2 Harding Dr	0.51mi	4/2.5 (+1)	2,304 (+9%)	2mo	$267,000	$116	50
39 Willow Trace Dr	0.49mi	4/2.5 (+1)	2,203 (+4%)	18mo	$284,000	$129	45
12 Willow Branch Dr	0.63mi	4/2.5 (+1)	2,088 (-2%)	19mo	$279,900	$134	42
110 23rd Ct	0.54mi	4/2.0 (+1)	1,895 (-11%)	12mo	$145,000	$77	38
12 Willow Snapper Ln	0.60mi	4/2.5 (+1)	1,990 (-6%)	18mo	$267,500	$134	36
14 Willow Snapper Ln	0.61mi	4/2.0 (+1)	2,394 (+13%)	19mo	$275,000	$115	26

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,521
• Equity at exit: $21,605

10-year hold

• IRR: 10.7%
• Equity multiple: 1.74×
• Total profit: $30,070
• Equity at exit: $12,528

Cash invested: $40,572 (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: 105
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $528

Break-even live

Break-even rent $1,157

Max offer price $144,900

Occupancy floor 66%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2905 7th St Phenix City, AL	4.0	2.5	2290	$2,000	$0.87	21d	1	0.59mi
14 Brentwood Dr Phenix City, AL	4.0	2.0	1718	$1,795	$1.04	13d	1	0.61mi
651 Builder Dr Phenix City, AL	4.0	2.0	1415	$1,750	$1.24	21d	1	0.70mi

Listing history 27 events

1. 2026-06-18
   days on market $144,900 Active 99 DOM
2. 2026-06-17
   days on market $144,900 Active 98 DOM
3. 2026-06-16
   days on market $144,900 Active 97 DOM
4. 2026-06-15
   price $144,900 Active 96 DOM
5. 2026-06-15
   days on market $169,900 Active 96 DOM
6. 2026-06-14
   days on market $169,900 Active 94 DOM
7. 2026-06-13
   days on market $169,900 Active 93 DOM
8. 2026-06-10
   days on market $169,900 Active 91 DOM
9. 2026-06-09
   days on market $169,900 Active 90 DOM
10. 2026-06-08
    days on market $169,900 Active 89 DOM
11. 2026-06-07
    days on market $169,900 Active 88 DOM
12. 2026-06-05
    days on market $169,900 Active 85 DOM
13. 2026-06-02
    days on market $169,900 Active 83 DOM
14. 2026-06-01
    days on market $169,900 Active 82 DOM
15. 2026-05-31
    days on market $169,900 Active 81 DOM
16. 2026-05-30
    days on market $169,900 Active 80 DOM
17. 2026-05-13
    price $169,900

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

18. 2026-05-13
    price $169,900 720-char remark

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

19. 2026-05-08
    status Active 720-char remark

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

20. 2026-05-08
    status Active

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

21. 2026-05-06
    status Pending

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

22. 2026-05-06
    status Pending 720-char remark

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

23. 2026-04-10
    price $181,900 720-char remark

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

24. 2026-04-10
    price $181,900

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

25. 2026-03-09
    listed $190,900 Active 720-char remark

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

26. 2026-03-09
    listed $190,900 Active

    Show marketing remark (720 chars)

    3br/2ba traditional brick, one level, ranch home. Home features formal living room. Kitchen with breakfast area overlooking the in ground pool. Separate dining room. Great room with fireplace and a family room. Master bedroom and bath. Fenced back yard with covered patio. Condition of pool and pool equipment are unknown. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

27. 2004-05-28
    soldstatus $125,947

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,123 · $94/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,901
• − Mortgage interest: −$8,117
• − Property taxes: −$1,123
• − Insurance: −$724
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,215
• Taxable income: $4,218
• Est. tax owed @ 24.0%: −$1,012
• After-tax cash flow: $5,324/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

+34.9% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $169,900 EABOR
• 2026-05-13 Price Changed $169,900 CBOR
• 2026-05-08 Relisted — CBOR
• 2026-05-08 Relisted — EABOR
• 2026-05-06 Pending — EABOR
• 2026-05-06 Pending — CBOR
• 2026-04-10 Price Changed $181,900 CBOR
• 2026-04-10 Price Changed $181,900 EABOR
• 2026-03-09 Listed $190,900 CBOR
• 2026-03-09 Listed $190,900 EABOR
• 2004-05-28 Sold (Public Records) $125,947 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,123 · +55.4% YoY. Source: county tax records.