179 Lee Road 0599 · Ladonia, AL 36870

$180,000

3 bd · 1.0 ba · 1,693 sqft · SingleFamily public records · 216 Days on market

Built 2006 $106/sqft · 37% below area Est $262k · 31% under ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• 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

Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there's room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

Key facts

• Open space
• Hobby farm
• Quiet rural setting

Tags

• FULLY FENCED YARD
• QUIET RURAL SETTING
• MATURE TREES
• OPEN SPACE
• HOBBY FARM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 1 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 216 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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, 76% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $261,985
• List price: $180,000
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Lee Road 2124	0.07mi	3/2.0	1,650 (-2%)	3mo	$275,000	$167	86
72 Lee Road 504	0.19mi	3/2.0	1,615 (-5%)	3mo	$277,000	$172	77
314 Lee Road 2009	0.19mi	3/2.0	1,624 (-4%)	6mo	$299,900	$185	76
35 Lee Road 2124	0.26mi	3/2.0	1,631 (-4%)	5mo	$292,000	$179	74
11 Lee Road 2176	0.07mi	4/2.0 (+1)	1,833 (+8%)	4mo	$259,900	$142	71
11 Lee Road 2010	0.07mi	3/2.0	1,469 (-13%)	4mo	$240,000	$163	67
164 Lee Road 220	0.06mi	3/2.0	1,461 (-14%)	8mo	$225,000	$154	64
52 Lee Road 2033	0.25mi	3/2.0	1,475 (-13%)	4mo	$218,000	$148	60
23 Lee Road 501	0.27mi	3/2.0	1,456 (-14%)	3mo	$257,000	$177	57
444 Lee Road 309	0.36mi	3/2.0	1,457 (-14%)	2mo	$259,000	$178	54
216 Lee Road 997	0.55mi	3/2.0	1,462 (-14%)	2mo	$272,900	$187	46
2245 Lee Road 0208	0.59mi	4/2.0 (+1)	1,444 (-15%)	7mo	$189,900	$132	33

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-7,176
• Equity at exit: $26,839

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $21,903
• 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 36870

• Home prices YoY: -10.5%
• Active inventory: 132
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $346

Break-even live

Break-even rent $1,394

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $448	-5% $397	+0% $346	+5% $295	+10% $244
Rent	-10% $201	-5% $274	+0% $346	+5% $419	+10% $491
Rate	-1.0pp $437	-0.5pp $392	base $346	+0.5pp $300	+1.0pp $252

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 1 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	1.41mi

Listing history 12 events

1. 2025-12-16
   status Active 918-char remark

   Show marketing remark (918 chars)

   Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there's room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

2. 2025-12-01
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there's room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

3. 2025-10-08
   listed $180,000 Active 918-char remark

   Show marketing remark (918 chars)

   Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there's room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

4. 2025-02-24
   soldstatus $265,000 Closed 611-char remark

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

5. 2025-02-24
   soldstatus $265,000 Closed

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

6. 2025-01-27
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

7. 2025-01-27
   status Pending

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

8. 2025-01-08
   listed $265,000 Active

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

9. 2025-01-08
   listed $265,000 Active 611-char remark

   Show marketing remark (611 chars)

   Welcome to 179 Lee Road 504, a charming all-brick home in Phenix City, AL! This 3-bedroom, 2-bathroom home features an open-concept layout, perfect for modern living. The large living area seamlessly flows into the kitchen and dining spaces, creating an ideal environment for family gatherings and entertaining. Situated on a large lot, the home offers plenty of outdoor space and a two-car garage for added convenience. With its blend of comfort and style, this home is perfect for anyone looking to settle in a quiet yet accessible location. Don’t miss your chance to make this beautiful property yours!

10. 2024-11-01
    price $267,900
11. 2024-09-17
    listed $269,900 Active
12. 2008-04-04
    soldstatus $187,900

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $21,993
• − Mortgage interest: −$10,083
• − Property taxes: −$992
• − Insurance: −$900
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,236
• Taxable income: $1,262
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $3,852/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

-4.2% since first listed

12 events — show timeline

• 2025-12-16 Relisted — CBOR
• 2025-12-01 Pending — CBOR
• 2025-10-08 Listed $180,000 CBOR
• 2025-02-24 Sold (MLS) $265,000 CBOR
• 2025-02-24 Sold (MLS) $265,000 EABOR
• 2025-01-27 Pending — EABOR
• 2025-01-27 Pending — CBOR
• 2025-01-08 Listed $265,000 CBOR
• 2025-01-08 Listed $265,000 EABOR
• 2024-11-01 Price Changed $267,900 EABOR
• 2024-09-17 Listed $269,900 EABOR
• 2008-04-04 Sold (Public Records) $187,900 Public Records

Property tax history

-3.5%/yr

Latest (2025): $992 · -9.3% YoY. Source: county tax records.