62 Lee Road 819 · Ladonia, AL 36870

$225,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 5 Days on market

Built 2003 Est $228k · at est.

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Why this score? — see what drove the D+ 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 +20.2/30.0
• ARV discount +8.1/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely adorable 3 bedroom 2 bath home with new flooring throughout, freshly painted, new kitchen sink and faucet. This home features a spacious eat-in kitchen with bay window. The privacy fenced back yard is very spacious. The living room has vaulted ceilings and a wood burning fireplace. Master bedroom has a walk in closet and ensuite bathroom. Attached 1 car carport with storage room.

Key facts

• Updated kitchen
• Newer hvac system
• Built 2003

Tags

• UPDATED KITCHEN
• FULLY FENCED PRIVATE BACKYARD
• PERMANENT DOUBLE SWING SET
• NEWER HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (8.4% below list).
• Recommended offer: $206k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.4% in Ladonia — 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 61/100 on livability (#251 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, schools F, amenities F.
• Lee County (rural): math 23% / reading 47% proficiency, ranked #40 of 129 in AL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago 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 $142k; list at $225k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,038 (8.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $227,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Lee Road 996 Rd	0.23mi	3/2.0	1,434 (+5%)	2mo	$269,900	$188	80
45 Lee Road 0996	0.23mi	3/2.0	1,434 (+5%)	2mo	$269,900	$188	80
97 Lee Road 916	0.40mi	3/2.0	1,372 (+0%)	6mo	$232,500	$169	75
745 Lee Road 2095	0.56mi	3/2.0	1,332 (-2%)	7mo	$222,000	$167	64
2245 Lee Road 0208	0.40mi	4/2.0 (+1)	1,444 (+6%)	7mo	$189,900	$132	61
200 Lee Road 520	0.50mi	3/2.0	1,440 (+6%)	8mo	$219,900	$153	61
849 Lee Road 238	0.43mi	3/2.0	1,476 (+8%)	9mo	$228,500	$155	59
95 Lee Road 517	0.43mi	3/2.0	1,537 (+13%)	1mo	$255,000	$166	58
476 Lee Road 520	0.50mi	3/2.0	1,201 (-12%)	0mo	$220,000	$183	56
57 Lee Road 919	0.72mi	3/2.0	1,296 (-5%)	6mo	$200,000	$154	52
121 Lee Road 0850	0.48mi	3/2.0	1,537 (+13%)	6mo	$250,000	$163	51
57 Lee Road 0996	0.72mi	3/2.0	1,488 (+9%)	6mo	$250,000	$168	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-18,404
• Equity at exit: $33,548

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,948
• Equity at exit: $19,454

Cash invested: $63,000 (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 36870

• Home prices YoY: -10.5%
• Active inventory: 132
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $285

Break-even live

Break-even rent $1,700

Max offer price $225,000

Occupancy floor 81%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
393 Lee Rd Unit 554 Phenix City, AL	4.0	2.0	1745	$2,000	$1.15	20d	1	0.59mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	13d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 5 DOM
2. 2026-06-17
   days on market $225,000 Active 4 DOM
3. 2026-06-16
   days on market $225,000 Active 3 DOM
4. 2026-06-15
   days on market $225,000 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $225,000 Active 1 DOM

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$95/yr (+$8/mo · 11.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,725
• − Mortgage interest: −$12,603
• − Property taxes: −$828
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,545
• Taxable loss: −$333
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $3,501/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: Lee County
• NCES district ID: 0102070
• Math proficiency: 23% ▼ -27.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $47,786
• Composite: 30.04/100
• National rank: #6355
• State rank: #40 of 129 in AL

Livability — Ladonia

• Score: 61/100
• State rank: #251
• US rank: #17877

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 144,175 people
• Metro: Auburn-Opelika, AL
• Population (ZIP): 17,951
• Household income: $72,500
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 500.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 196,440 people
• By 2030: 217,417 · +10.7%
• By 2040: 259,467 · +32.1%
• By 2050: 301,557 · +53.5%
• By 2075: 402,186 · +104.7%
• By 2100: 474,503 · +141.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 18% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Spanish 3% Korean 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -8.1pp toward R · 2008: -19.8pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+20.1 2016: R+23.1 2012: R+19.9 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.19%
• Current HPI: 241.1403
• Rent YoY: —
• Metro: Auburn-Opelika, 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

+129.6% since first listed

8 events — show timeline

• 2026-06-13 Listed $225,000 FSBO.com
• 2021-10-19 Sold (Public Records) $142,000 Public Records
• 2021-10-19 Sold (MLS) $142,000 EABOR
• 2021-10-19 Sold (MLS) $142,000 EABOR
• 2021-08-03 Listed $136,900 EABOR
• 2021-08-03 Listed $136,900 EABOR
• 2011-10-20 Sold (Public Records) $98,000 Public Records
• 2011-09-30 Sold (Public Records) $98,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $828 · +7.0% YoY. Source: county tax records.