1160 Lee Road 76 · Waverly, AL 36879

$110,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 28 Days on market

Built 1991 1.00 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this rare opportunity to purchase a cozy little adorable home sitting on a private acre just minutes from Auburn! Look no further!!!! This little gem has a new roof, new HVAC, and new flooring throughout including carpet, tile, and beautiful hardwood floors! Stainless steel appliances and two storage sheds for plenty of storage!

Key facts

• Hardwood flooring
• One acre lot
• 1 acre lot

Tags

• ONE ACRE LOT
• HARDWOOD FLOORING
• CERAMIC TILE FLOORING
• EXPANSIVE OUTDOOR SPACE

Property features AI

Finance

• Other: Property type: Residential; Lot size: 1 acre; Subdivision: Metes & Bounds
• Financial info: Details not provided
• HOA & community: No association amenities

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Electricity available; Septic tank sewer
• Home design: One-story residential home; Masonite exterior
• Construction: Masonite construction; Crawl space foundation; Built area: 816 above-grade finished
• Exterior features: No fencing; No pool

Interior

• Kitchen: Cooktop, Electric Range, Refrigerator
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Cooktop, Electric Range, Refrigerator; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $101k (8.5% below list).
• Recommended offer: $101k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#45 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety 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: Loachapoka Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 334 students, 85% FRL); Sanford Middle School (math 27% / reading 46%, grade F, #76 of 257 statewide, top 31%, 545 students, 74% FRL); Loachapoka High School (math 12% / reading 32%, grade F, #142 of 305 statewide, top 51%, 237 students, 92% FRL) — zoned schools average 84% FRL vs 48% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (2.9% local appreciation)).
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $100,694 (8.5% 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. 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: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.62×
• Total profit: $19,226
• Equity at exit: $48,813

10-year hold

• IRR: 13.2%
• Equity multiple: 2.95×
• Total profit: $59,917
• Equity at exit: $74,728

Cash invested: $30,800 (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 36879

• Home prices YoY: 1.5%
• Active inventory: 66
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $104

Break-even live

Break-even rent $876

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $166	-5% $135	+0% $104	+5% $73	+10% $42
Rent	-10% $24	-5% $64	+0% $104	+5% $144	+10% $183
Rate	-1.0pp $159	-0.5pp $132	base $104	+0.5pp $75	+1.0pp $46

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-23
   days on market $110,000 Active 28 DOM
2. 2026-06-21
   days on market $110,000 Active 27 DOM
3. 2026-06-19
   days on market $110,000 Active 25 DOM
4. 2026-06-18
   days on market $110,000 Active 24 DOM
5. 2026-06-17
   days on market $110,000 Active 23 DOM
6. 2026-06-16
   days on market $110,000 Active 22 DOM
7. 2026-06-15
   days on market $110,000 Active 21 DOM
8. 2026-06-14
   days on market $110,000 Active 19 DOM
9. 2026-06-13
   days on market $110,000 Active 18 DOM
10. 2026-06-10
    days on market $110,000 Active 16 DOM
11. 2026-06-09
    days on market $110,000 Active 15 DOM
12. 2026-06-08
    days on market $110,000 Active 14 DOM
13. 2026-06-07
    days on market $110,000 Active 13 DOM
14. 2026-06-05
    days on market $110,000 Active 10 DOM
15. 2026-06-03
    days on market $110,000 Active 9 DOM
16. 2026-06-02
    days on market $110,000 Active 8 DOM
17. 2026-06-01
    days on market $110,000 Active 7 DOM
18. 2026-05-31
    days on market $110,000 Active 6 DOM
19. 2026-05-30
    days on market $110,000 Active 5 DOM
20. 2026-05-04
    listed $110,000 Active
21. 2020-12-09
    soldstatus $80,000 341-char remark

    Show marketing remark (341 chars)

    Don't miss this rare opportunity to purchase a cozy little adorable home sitting on a private acre just minutes from Auburn! Look no further!!!! This little gem has a new roof, new HVAC, and new flooring throughout including carpet, tile, and beautiful hardwood floors! Stainless steel appliances and two storage sheds for plenty of storage!

22. 2020-09-24
    listed $79,900 341-char remark

    Show marketing remark (341 chars)

    Don't miss this rare opportunity to purchase a cozy little adorable home sitting on a private acre just minutes from Auburn! Look no further!!!! This little gem has a new roof, new HVAC, and new flooring throughout including carpet, tile, and beautiful hardwood floors! Stainless steel appliances and two storage sheds for plenty of storage!

23. 2016-10-11
    soldstatus $12,000

ⓘ 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: $828 · $69/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,083
• − Mortgage interest: −$6,162
• − Property taxes: −$828
• − Insurance: −$550
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,200
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,387/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 — Waverly

• Score: 70/100
• State rank: #45
• US rank: #8011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,975

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 8% Asian 2%
• Common ancestry: Italian 4% Slovak 3% Serbian 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 5% 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: ▲ 2.90%
• Current HPI: 196.5735
• 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

+816.7% since first listed

4 events — show timeline

• 2026-05-04 Listed $110,000 LCMLS
• 2020-12-09 Sold (MLS) $80,000 LCMLS
• 2020-09-24 Listed $79,900 LCMLS
• 2016-10-11 Sold (Public Records) $12,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $828 · +5.5% YoY. Source: county tax records.