90 Lee Road 2112 · Phenix City, AL 36870

$265,000

4 bd · 1.0 ba · 1,642 sqft · SingleFamily public records · 9 Days on market

Built 2005 10,454 sqft lot Est $276k · 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 +14.3/30.0
• ARV discount +9.3/15.0
• DSCR +4.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

Key facts

• Cul-de-sac lot
• Open-concept design
• Large island

Tags

• CUL-DE-SAC LOT
• LVP FLOORING
• OPEN-CONCEPT DESIGN
• SUBWAY TILE BACKSPLASH
• LARGE ISLAND
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $208k (21.7% below list).
• Recommended offer: $208k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 8y 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 $220k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $207,598 (21.7% 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 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $275,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Lee Road 2112	0.00mi	4/2.0	1,642 (0%)	1mo	$270,000	$164	95
366 Lee Road 2138	0.09mi	3/2.0 (-1)	1,631 (-1%)	1mo	$274,900	$169	85
1001 Lee Rd 213	0.26mi	4/2.0	1,693 (+3%)	1mo	$325,000	$192	78
1340 Lee Rd 219	0.25mi	3/2.0 (-1)	1,622 (-1%)	1mo	$299,900	$185	77
21 Lee Road 547	0.33mi	4/2.0	1,669 (+2%)	3mo	$269,000	$161	75
1294 Lee Road 219	0.30mi	3/2.0 (-1)	1,741 (+6%)	0mo	$349,900	$201	67
127 Lee Road 2141	0.33mi	3/2.0 (-1)	1,570 (-4%)	2mo	$262,900	$167	67
101 Lee rd 2140	0.33mi	4/2.0	1,463 (-11%)	1mo	$265,000	$181	62
241 Lee Road 2140	0.33mi	3/2.0 (-1)	1,508 (-8%)	3mo	$230,000	$153	60
95 Lee Road 517	0.45mi	3/2.0 (-1)	1,537 (-6%)	1mo	$255,000	$166	58
66 Lee Road 502	0.18mi	3/2.0 (-1)	1,400 (-15%)	0mo	$235,000	$168	58
978 Lee Road 219	0.48mi	3/2.0 (-1)	1,472 (-10%)	3mo	$245,000	$166	49

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-39,883
• Equity at exit: $39,512

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-31,115
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $50

Break-even live

Break-even rent $2,013

Max offer price $265,000

Occupancy floor 93%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	21d	1	0.35mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	13d	1	0.67mi
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	43d	1	1.22mi

Listing history 26 events

1. 2026-04-06
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-28
   status Pending
4. 2026-03-25
   status Active
5. 2026-03-23
   status Pending
6. 2026-03-19
   listed $265,000 Active
7. 2022-06-30
   historical 800-char remark

   Show marketing remark (800 chars)

   Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

8. 2022-06-30
   soldstatus $220,000 Closed 800-char remark

   Show marketing remark (800 chars)

   Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

9. 2022-06-30
   soldstatus $220,000

   Show marketing remark (800 chars)

   Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

10. 2022-06-30
    soldstatus $220,000

    Show marketing remark (800 chars)

    Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

11. 2022-06-29
    soldstatus $220,000
12. 2022-05-16
    historical 800-char remark

    Show marketing remark (800 chars)

    Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

13. 2022-05-12
    listed $205,000 800-char remark

    Show marketing remark (800 chars)

    Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

14. 2022-05-12
    listed $205,000

    Show marketing remark (800 chars)

    Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

15. 2022-05-12
    listed $205,000

    Show marketing remark (800 chars)

    Charming curb appeal isn't all this home has to offer! Inside LVP flooring extends throughout - the living room opens to the impressive kitchen w/ modern subway tile backsplash, ample cabinet storage & island for extra prep space is a welcomed surprise w/ the dining area offering extra space for a large table! Natural light pours in and makes this space extra cozy or perfect for any plant lovers! Master suite w/ private bath, dbl vanties & garden tub/shower. 3 additional rooms in this split plan offer privacy & flexibility to your needs & the hall bath is nicely updated. The covered patio overlooks the expansive fenced in backyard perfect for grilling, a play set or a game of fetch. An absolute must see - from the first step inside you will know this an easy choice!

16. 2019-12-04
    soldstatus $170,000
17. 2019-12-04
    soldstatus $170,000
18. 2019-10-28
    soldstatus $87,210
19. 2019-10-28
    soldstatus $87,210
20. 2019-10-28
    soldstatus $87,210
21. 2019-10-16
    listed $165,000
22. 2019-10-15
    soldstatus $87,210
23. 2019-08-14
    listed $149,900
24. 2019-08-14
    listed $149,900
25. 2019-08-14
    listed $149,900
26. 2018-09-30
    listed $149,900

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$6/yr ($0/mo · 0.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $24,912
• − Mortgage interest: −$14,844
• − Property taxes: −$1,081
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$7,709
• Taxable loss: −$4,033
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $1,566/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 — 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

• County: Lee County · 144,175 people
• City population: 62,290
• 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

+76.8% since first listed

26 events — show timeline

• 2026-04-06 Pending — EABOR
• 2026-04-03 Relisted — EABOR
• 2026-03-28 Pending — EABOR
• 2026-03-25 Relisted — EABOR
• 2026-03-23 Pending — EABOR
• 2026-03-19 Listed $265,000 EABOR
• 2022-06-30 Delisted — EABOR
• 2022-06-30 Sold (MLS) $220,000 EABOR
• 2022-06-30 Sold (MLS) $220,000 CBOR
• 2022-06-30 Sold (MLS) $220,000 EABOR
• 2022-06-29 Sold (Public Records) $220,000 Public Records
• 2022-05-16 Delisted — EABOR
• 2022-05-12 Listed $205,000 EABOR
• 2022-05-12 Listed $205,000 CBOR
• 2022-05-12 Listed $205,000 EABOR
• 2019-12-04 Sold (Public Records) $170,000 Public Records
• 2019-12-04 Sold (MLS) $170,000 CBOR
• 2019-10-28 Sold (MLS) $87,210 EABOR
• 2019-10-28 Sold (MLS) $87,210 CBOR
• 2019-10-28 Sold (MLS) $87,210 EABOR
• 2019-10-16 Listed $165,000 CBOR
• 2019-10-15 Sold (Public Records) $87,210 Public Records
• 2019-08-14 Listed $149,900 EABOR
• 2019-08-14 Listed $149,900 CBOR
• 2019-08-14 Listed $149,900 EABOR
• 2018-09-30 Listed $149,900 EABOR

Property tax history

+2.7%/yr

Latest (2025): $1,081 · +6.6% YoY. Source: county tax records.