119 Lee Road 2191 · Smiths Station, AL 36874

$229,900

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 3 Days on market

Built 2010 0.30 ac lot Est $224k · 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 +20.7/30.0
• DSCR +6.6/10.0
• ARV discount +6.3/15.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• 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

The Market is Red Hot and so is this little beauty! Located on a large fenced in lot & priced to sell, this home features an open & split floorplan, eat-in kitchen with plenty of cabinets and counterspace, black & stainless appliance package, bar area for additional seating, Great room with specialty ceiling and wood floors. The Bedrooms all have new carpet and the Master Bedroom also offers a large walk-in closet, specialty ceiling, master bathroom with separate shower, garden tub and double vanity. This home is sure to be the perfect place to make your next family memories grilling on the patio, watching football, and celebrating holidays. .. .

Key facts

• Split floor plan
• One-level living
• Eat-in kitchen

Tags

• SPLIT FLOOR PLAN
• ONE-LEVEL LIVING
• GREAT ROOM
• EAT-IN KITCHEN
• AMPLE CABINET SPACE
• BAR SEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/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 $212k (7.6% below list).
• Recommended offer: $212k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.5% in Smiths Station — 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 65/100 on livability (#129 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute 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.
• Zoned schools: Beauregard Elementary School (math 32% / reading 61%, grade D-, #159 of 627 statewide, top 26%, 769 students, 67% FRL) — zoned schools average 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 125 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

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 3 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $212,381 (7.6% 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. 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?
3. 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.
4. 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.
5. 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: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $223,884
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Lee Road 2191	0.00mi	3/2.0	1,382 (0%)	1mo	$229,900	$166	99
709 Lee Road 2087	0.09mi	3/2.0	1,353 (-2%)	6mo	$226,000	$167	87
556 Lee Road 2087	0.07mi	3/2.0	1,399 (+1%)	12mo	$224,900	$161	85
74 Lee Road 2191	0.06mi	3/2.0	1,484 (+7%)	6mo	$236,000	$159	80
51 Lee Road 2191	0.07mi	3/2.0	1,480 (+7%)	12mo	$240,000	$162	75
322 Lee Road 2086	0.13mi	3/2.0	1,215 (-12%)	4mo	$200,000	$165	71
227 Lee Road 2086	0.19mi	3/2.0	1,435 (+4%)	17mo	$236,500	$165	70
359 Lee Road 2087	0.20mi	3/2.0	1,234 (-11%)	8mo	$199,500	$162	66
215 Lee Road 2086	0.21mi	3/2.0	1,244 (-10%)	12mo	$205,500	$165	63
771 Lee Road 2087	0.09mi	3/2.0	1,500 (+8%)	23mo	$226,900	$151	62
192 Lee Road 2086	0.25mi	3/2.0	1,204 (-13%)	8mo	$193,750	$161	60

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-17,561
• Equity at exit: $34,279

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $9,776
• Equity at exit: $19,878

Cash invested: $64,372 (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 36874

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $311

Break-even live

Break-even rent $1,730

Max offer price $229,900

Occupancy floor 80%

Sensitivity live

Price	-10% $441	-5% $376	+0% $311	+5% $246	+10% $181
Rent	-10% $143	-5% $227	+0% $311	+5% $395	+10% $479
Rate	-1.0pp $427	-0.5pp $369	base $311	+0.5pp $251	+1.0pp $191

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Pending
2. 2026-04-21
   listed $229,900 Active
3. 2021-09-28
   soldstatus $165,000 672-char remark

   Show marketing remark (766 chars)

   The Market is Red Hot and so is this little beauty! Located on a large fenced in lot & priced to sell, this home features an open & split floorplan, eat-in kitchen with plenty of cabinets and counterspace, black & stainless appliance package, bar area for additional seating, Great room with specialty ceiling and wood floors. The Bedrooms all have new carpet and the Master Bedroom also offers a large walk-in closet, specialty ceiling, master bathroom with separate shower, garden tub and double vanity. This home is sure to be the perfect place to make your next family memories grilling on the patio, watching football, and celebrating holidays. .. . 3 Bedroom, 2 bath, Split Floor Plan, Lee County Schools and qualifies for 100% USDA Financing

4. 2021-09-28
   soldstatus $165,000 766-char remark

   Show marketing remark (766 chars)

   The Market is Red Hot and so is this little beauty! Located on a large fenced in lot & priced to sell, this home features an open & split floorplan, eat-in kitchen with plenty of cabinets and counterspace, black & stainless appliance package, bar area for additional seating, Great room with specialty ceiling and wood floors. The Bedrooms all have new carpet and the Master Bedroom also offers a large walk-in closet, specialty ceiling, master bathroom with separate shower, garden tub and double vanity. This home is sure to be the perfect place to make your next family memories grilling on the patio, watching football, and celebrating holidays. .. . 3 Bedroom, 2 bath, Split Floor Plan, Lee County Schools and qualifies for 100% USDA Financing

5. 2021-09-06
   listed $159,900 672-char remark

   Show marketing remark (766 chars)

   The Market is Red Hot and so is this little beauty! Located on a large fenced in lot & priced to sell, this home features an open & split floorplan, eat-in kitchen with plenty of cabinets and counterspace, black & stainless appliance package, bar area for additional seating, Great room with specialty ceiling and wood floors. The Bedrooms all have new carpet and the Master Bedroom also offers a large walk-in closet, specialty ceiling, master bathroom with separate shower, garden tub and double vanity. This home is sure to be the perfect place to make your next family memories grilling on the patio, watching football, and celebrating holidays. .. . 3 Bedroom, 2 bath, Split Floor Plan, Lee County Schools and qualifies for 100% USDA Financing

6. 2021-09-06
   listed $159,900 766-char remark

   Show marketing remark (766 chars)

   The Market is Red Hot and so is this little beauty! Located on a large fenced in lot & priced to sell, this home features an open & split floorplan, eat-in kitchen with plenty of cabinets and counterspace, black & stainless appliance package, bar area for additional seating, Great room with specialty ceiling and wood floors. The Bedrooms all have new carpet and the Master Bedroom also offers a large walk-in closet, specialty ceiling, master bathroom with separate shower, garden tub and double vanity. This home is sure to be the perfect place to make your next family memories grilling on the patio, watching football, and celebrating holidays. .. . 3 Bedroom, 2 bath, Split Floor Plan, Lee County Schools and qualifies for 100% USDA Financing

7. 2010-11-30
   soldstatus $129,500

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$156/yr (+$13/mo · 19.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,486
• − Mortgage interest: −$12,878
• − Property taxes: −$787
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,688
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $3,753/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 — Smiths Station

• Score: 65/100
• State rank: #129
• US rank: #13134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,329

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 (77%)
• Race & ethnicity: White 77% Black 19% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -85.13%
• Current HPI: 218.2835
• Rent YoY: —
• Metro: —
• 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

+77.5% since first listed

7 events — show timeline

• 2026-04-24 Pending — LCMLS
• 2026-04-21 Listed $229,900 LCMLS
• 2021-09-28 Sold (MLS) $165,000 EABOR
• 2021-09-28 Sold (MLS) $165,000 EABOR
• 2021-09-06 Listed $159,900 EABOR
• 2021-09-06 Listed $159,900 EABOR
• 2010-11-30 Sold (Public Records) $129,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $787 · +6.7% YoY. Source: county tax records.