803 21st Street St · Phenix City, AL 36867

$180,000

None bd · None ba · — sqft · MultiFamily · 27 Days on market

Built 1980 Good condition 0.26 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Investor Opportunity – Duplex with Stable Income & Portfolio Expansion Potential | $180,000 Well-maintained duplex offering immediate cash flow with long-term stability. This property is ideal for investors looking for a steady rental asset with minimal upfront improvements needed. Unit 803 is currently rented at $750/month with a lease in place through November 2026, providing consistent and predictable income. Unit 805 is also rented at $750/month with a lease in place through November 2026, creating strong, stable cash flow across both units. The property features a new roof installed in 2023, helping reduce near-term capital expenses and improving overall investment secur

Key facts

• New roof
• 0.26 acre lot
• 2 parking spots

Tags

• NEW ROOF

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Driveway; 2 total parking spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Duplex (residential income); Two-story
• Construction: Brick and vinyl siding construction
• Exterior features: Located on a cul-de-sac; Shingle roof

Interior

• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Central air conditioning; Ceiling fans; Central heating; Has a view

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive. Per door: $310/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 183 units permitted in Russell County in 2024 (0 in 5+ unit buildings).
• At $2,359/mo this rent would consume 59% 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 $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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($177k) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 21st Street St	0.00mi	—/—	—	0mo	$175,000	—	87
803 21st St	0.00mi	—/—	1,768	0mo	$175,000	$99	87
801 21st St	0.02mi	—/—	1,908	1mo	$177,000	$93	86
801 21st Street St	0.02mi	—/—	—	1mo	$177,000	—	86
808 Shanna Ct Ct	0.03mi	—/—	—	0mo	$170,000	—	86
1902 6th Ct	0.10mi	—/—	2,079	2mo	$118,100	$57	81
1902 10th Ct	0.29mi	—/—	—	4mo	$103,000	—	70
1900 Tenth Ct	0.30mi	—/—	—	4mo	$87,000	—	70
806 N Railroad St	0.22mi	—/—	2,080	10mo	$199,900	$96	69
2116 Summerville Rd	0.19mi	—/—	—	15mo	$265,000	—	66
1822 2nd Ave	0.38mi	—/—	—	6mo	$178,900	—	65
914 21st St	0.19mi	—/—	—	20mo	$166,750	—	62

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $15,994
• Equity at exit: $26,839

10-year hold

• IRR: 19.1%
• Equity multiple: 2.77×
• Total profit: $89,248
• Equity at exit: $15,563

Cash invested: $50,400 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $620

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 69%

Sensitivity live

Price	-10% $744	-5% $682	+0% $620	+5% $557	+10% $495
Rent	-10% $433	-5% $526	+0% $620	+5% $713	+10% $806
Rate	-1.0pp $710	-0.5pp $665	base $620	+0.5pp $573	+1.0pp $526

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,360
Total (2 units)			$2,359

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 9th Ave Phenix City, AL	3.0	1.0	1040	$1,150	$1.11	21d	1	0.11mi
1106 Broadway Unit 1106C Columbus, GA	1.0	1.0	930	$1,600	$1.72	14d	1	1.07mi
211 12th St Columbus, GA	1.0	1.0	—	$1,100	—	44d	1	1.08mi
1346 Ingersoll Dr Phenix City, AL	3.0	2.0	1453	$1,700	$1.17	14d	1	1.17mi
707 28th St Columbus, GA	3.0	1.0	1384	$1,000	$0.72	14d	1	1.31mi
3414 3rd Ave Columbus, GA	1.0	1.0	810	$850	$1.05	21d	1	1.39mi
608 32nd St Columbus, GA	1.0	1.0	644	$650	$1.01	14d	1	1.44mi
2321 Olive St Unit 107 Columbus, GA	3.0	2.5	—	$1,216	—	44d	1	1.45mi
2321 Olive St Columbus, GA	1.0	1.0	—	$874	—	44d	1	1.45mi
2321 Olive St Unit 103 Columbus, GA	2.0	1.5	—	$1,083	—	44d	1	1.45mi
2321 Olive St Unit 105 Columbus, GA	2.0	2.5	—	$1,187	—	44d	1	1.45mi
2321 Olive St Unit 104 Columbus, GA	2.0	2.0	—	$918	—	44d	1	1.45mi
615 32nd St Columbus, GA	3.0	1.0	984	$900	$0.91	14d	1	1.46mi
617 32nd St Columbus, GA	2.0	1.0	600	$650	$1.08	14d	1	1.48mi
2702 N Railroad St Phenix City, AL	2.0	1.0	768	$1,200	$1.56	21d	1	1.49mi

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-04-10
   listed $180,000 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 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: $28,308
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$5,236
• Taxable income: $4,860
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $6,270/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

Good 80/100 Cosmetic rehab

This well-maintained duplex with a new roof offers immediate cash flow and potential for rental appreciation with minimal upfront improvements.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value
• Both Interior updates — Fresh paint and minor updates can improve the home's appearance and value
• Both Exterior updates — Fresh paint and landscaping can improve the home's curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and can increase both resale and rental value ↑
• Both Interior updates — Fresh paint and minor updates can improve the home's appearance and value ↑
• Both Exterior updates — Fresh paint and landscaping can improve the home's curb appeal and 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

• 2026-05-07 Pending — EABOR
• 2026-04-10 Listed $180,000 EABOR