Occupied Brick
For Sale
$170,000
420 20th Avenue, Phenix City, AL 36867
Residential Income, Phenix City, AL
Property Size1,648 SF
Lot Size0.24 Acres
Price / SF$103.16
Days on Market55
Property Features for 420 20th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2, Bedroom 2
Parking
2
Subdivision
No Subdivision
Lot features
Less than 1/2 Acre, Level
Directions
Sandfort Rd Left On 20th Ave Home On The Left.
Standard status
Active
APN
570505222007003
Size
1,648 SF
Lot size
0.24 Acres
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1995
Number of units
2
Building materials
Brick
Listing Agency:
Keller Williams Realty River Cities
(706) 221-6900
Listed By:
Michael Terrell · License #129247
(762) 207-7005
Added: Jul 10
Changed: Sep 1
Last Checked: Sep 2 at 2:06PM
MLS# 231352
Copyright © 2026 Columbus Board of Realtors (GA). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,648-square-foot duplex in Phenix City, Alabama, was built in 1995 and contains two residential units with two bedrooms and one bathroom per unit. Brick construction, electric heating, public water, and public sewer serve the property. The 0.24-acre lot supports the existing improvements.
Both units are leased and occupied, providing established tenancy at closing. Unit A has a lease extending through September 2027, while Unit B is leased through February 2027. Unit A’s HVAC system was replaced in 2024. The property produces an estimated 9.4% cap rate based on current operating assumptions, with a 10.3% potential cap rate identified at higher combined rents. The address is 420 20th Avenue, Phenix City, AL 36867.
Both units are leased and occupied, providing established tenancy at closing. Unit A has a lease extending through September 2027, while Unit B is leased through February 2027. Unit A’s HVAC system was replaced in 2024. The property produces an estimated 9.4% cap rate based on current operating assumptions, with a 10.3% potential cap rate identified at higher combined rents. The address is 420 20th Avenue, Phenix City, AL 36867.
Key Highlights
- 1,648‑square‑foot duplex on a 0.24‑acre lot
- Both residential units are currently leased and occupied
- Unit A lease runs through September 2027
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,085
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.29%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$281,700
$281.7K
Cap Rate 7%
$201,214
$201.2K
Cap Rate 9%
$156,500
$156.5K
Market Conditions
NOI Build-Up for 1,648 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.8K $13.20/SF
− Vacancy
−$1.6K −$0.99/SF
EGI
$20.1K $12.21/SF
− OpEx
−$6.0K −$3.66/SF
NOI
$14.1K $8.55/SF
Area
Lee County, AL
Vacancy
7.50%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$281,700
Cap Rate 7%
$201,214
Cap Rate 9%
$156,500
Alternative Uses
Best Use
Multifamily LT 5
$201.2K
$176.1K – $234.8K
NOI $14,085 @ 7.0% cap · market cap 8.29%
Second Best
Apartment 5plus
$188.3K
$164.7K – $219.6K
NOI $13,178 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$401.9K
$351.7K – $468.9K
NOI $28,136 @ 7.0% cap · market cap 16.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 36867, AL
22,505
Population
10,782
Households
2.1
Avg Household Size
37
Median Age
28%
College-Educated
90%
High-School Grad
12.6 sq mi
ZIP Area
1,786
Density / Sq Mi
$46,847
Median Household Income
$36,035
Median Earnings
$963
Median Rent
$188,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units provide in-place rental income, with Unit A featuring an HVAC replacement completed in 2024.
Where is this duplex located?
The property is located at 420 20th Avenue Phenix City, AL.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: 1,648‑square‑foot duplex on a 0.24‑acre lot; Both residential units are currently leased and occupied; Unit A lease runs through September 2027
