270 Lee Road 2138 · Phenix City, AL 36870

$256,000

4 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 3 Days on market

Built 2006 Est $276k · 7% under $14/mo HOA · 1% of rent

---

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 +15.2/30.0
• ARV discount +10.7/15.0
• DSCR +4.6/10.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful family home in the highly sought-after Yorktown subdivision. Inside, you’ll find charming built-in bookcases, granite countertops, and a stylish tile backsplash that elevate the home’s warm and inviting feel. With four bedrooms at this price point, this home offers exceptional value. The spacious primary suite serves as a true retreat, featuring a private en-suite bathroom and two generous walk-in closets—a rare luxury. The fourth bedroom provides great flexibility for use as a guest room, office, or playroom; please note it does not include a closet. Step outside to a large, fully fenced backyard and a covered back porch, ideal for year-round entertaining, outdoor dining, or relaxing evenings at home. This is the home you’ve been waiting for—come experience it for yourself. Schedule your tour today!

Key facts

• Built-in bookcases
• Walk-in closets
• Granite countertops

Tags

• BUILT-IN BOOKCASES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• PRIVATE EN-SUITE BATHROOM
• WALK-IN CLOSETS
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $207k (18.9% below list).
• Recommended offer: $207k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.9% 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: 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

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 $207,490 (18.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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 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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $275,808
• 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	0.04mi	4/2.0	1,642 (+1%)	1mo	$270,000	$164	92
366 Lee Road 2138	0.10mi	3/2.0 (-1)	1,631 (-0%)	1mo	$274,900	$169	85
1340 Lee Rd 219	0.24mi	3/2.0 (-1)	1,622 (-1%)	1mo	$299,900	$185	78
1001 Lee Rd 213	0.27mi	4/2.0	1,693 (+4%)	1mo	$325,000	$192	76
127 Lee Road 2141	0.29mi	3/2.0 (-1)	1,570 (-4%)	2mo	$262,900	$167	70
1294 Lee Road 219	0.29mi	3/2.0 (-1)	1,741 (+7%)	0mo	$349,900	$201	66
101 Lee rd 2140	0.30mi	4/2.0	1,463 (-10%)	1mo	$265,000	$181	64
1294 Lee Road 0219	0.36mi	3/2.0 (-1)	1,741 (+7%)	0mo	$349,900	$201	63
241 Lee Road 2140	0.30mi	3/2.0 (-1)	1,508 (-8%)	3mo	$230,000	$153	62
95 Lee Road 517	0.47mi	3/2.0 (-1)	1,537 (-6%)	1mo	$255,000	$166	58
66 Lee Road 502	0.20mi	3/2.0 (-1)	1,400 (-14%)	0mo	$235,000	$168	57
978 Lee Road 219	0.47mi	3/2.0 (-1)	1,472 (-10%)	3mo	$245,000	$166	50

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-36,041
• Equity at exit: $38,170

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-24,660
• Equity at exit: $22,134

Cash invested: $71,680 (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: 134
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,342
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$107
• HOA: −$14
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $87

Break-even live

Break-even rent $1,965

Max offer price $256,000

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $160	+0% $87	+5% $15	+10% $-58
Rent	-10% $-77	-5% $5	+0% $87	+5% $169	+10% $251
Rate	-1.0pp $216	-0.5pp $152	base $87	+0.5pp $21	+1.0pp $-47

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: $64,000
• Closing costs: $7,680
• 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	22d	1	0.35mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	14d	1	0.67mi
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	44d	1	1.22mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 8 events

1. 2026-01-14
   soldstatus $256,000 Closed 867-char remark

   Show marketing remark (867 chars)

   Welcome to this beautiful family home in the highly sought-after Yorktown subdivision. Inside, you’ll find charming built-in bookcases, granite countertops, and a stylish tile backsplash that elevate the home’s warm and inviting feel. With four bedrooms at this price point, this home offers exceptional value. The spacious primary suite serves as a true retreat, featuring a private en-suite bathroom and two generous walk-in closets—a rare luxury. The fourth bedroom provides great flexibility for use as a guest room, office, or playroom; please note it does not include a closet. Step outside to a large, fully fenced backyard and a covered back porch, ideal for year-round entertaining, outdoor dining, or relaxing evenings at home. This is the home you’ve been waiting for—come experience it for yourself. Schedule your tour today!

2. 2025-12-09
   status Pending 867-char remark

   Show marketing remark (867 chars)

   Welcome to this beautiful family home in the highly sought-after Yorktown subdivision. Inside, you’ll find charming built-in bookcases, granite countertops, and a stylish tile backsplash that elevate the home’s warm and inviting feel. With four bedrooms at this price point, this home offers exceptional value. The spacious primary suite serves as a true retreat, featuring a private en-suite bathroom and two generous walk-in closets—a rare luxury. The fourth bedroom provides great flexibility for use as a guest room, office, or playroom; please note it does not include a closet. Step outside to a large, fully fenced backyard and a covered back porch, ideal for year-round entertaining, outdoor dining, or relaxing evenings at home. This is the home you’ve been waiting for—come experience it for yourself. Schedule your tour today!

3. 2025-12-08
   status Pending
4. 2025-12-05
   listed $256,000 Active 867-char remark

   Show marketing remark (867 chars)

   Welcome to this beautiful family home in the highly sought-after Yorktown subdivision. Inside, you’ll find charming built-in bookcases, granite countertops, and a stylish tile backsplash that elevate the home’s warm and inviting feel. With four bedrooms at this price point, this home offers exceptional value. The spacious primary suite serves as a true retreat, featuring a private en-suite bathroom and two generous walk-in closets—a rare luxury. The fourth bedroom provides great flexibility for use as a guest room, office, or playroom; please note it does not include a closet. Step outside to a large, fully fenced backyard and a covered back porch, ideal for year-round entertaining, outdoor dining, or relaxing evenings at home. This is the home you’ve been waiting for—come experience it for yourself. Schedule your tour today!

5. 2025-12-05
   listed $256,000 Active

   Show marketing remark (867 chars)

   Welcome to this beautiful family home in the highly sought-after Yorktown subdivision. Inside, you’ll find charming built-in bookcases, granite countertops, and a stylish tile backsplash that elevate the home’s warm and inviting feel. With four bedrooms at this price point, this home offers exceptional value. The spacious primary suite serves as a true retreat, featuring a private en-suite bathroom and two generous walk-in closets—a rare luxury. The fourth bedroom provides great flexibility for use as a guest room, office, or playroom; please note it does not include a closet. Step outside to a large, fully fenced backyard and a covered back porch, ideal for year-round entertaining, outdoor dining, or relaxing evenings at home. This is the home you’ve been waiting for—come experience it for yourself. Schedule your tour today!

6. 2021-02-12
   soldstatus $174,000
7. 2020-10-30
   listed $179,900
8. 2020-10-30
   listed $179,900

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,068 · $89/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 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: $24,899
• − Mortgage interest: −$14,340
• − Property taxes: −$1,068
• − Insurance: −$1,280
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$168
• − Depreciation: −$7,447
• Taxable loss: −$3,388
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,858/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

+42.3% since first listed

8 events — show timeline

• 2026-01-14 Sold (MLS) $256,000 EABOR
• 2025-12-09 Pending — EABOR
• 2025-12-08 Pending — CBOR
• 2025-12-05 Listed $256,000 EABOR
• 2025-12-05 Listed $256,000 CBOR
• 2021-02-12 Sold (MLS) $174,000 CBOR
• 2020-10-30 Listed $179,900 CBOR
• 2020-10-30 Listed $179,900 EABOR

Property tax history

-2.5%/yr

Latest (2025): $1,068 · +6.6% YoY. Source: county tax records.