4560 Lee Road 27 · Auburn, AL 36801

$810,000

None bd · None ba · 22,000 sqft · MultiFamily · 780 Days on market

Built 2000 Poor condition 6.96 ac lot ↓ 10% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Pine Breeze Trailer Ranch for sale. Twenty-five lots with 22 units included. Three lots are lot rental. All lots are occupied and produce approx. $12,000 per month in income. Owner will consider offering owner-financing under certain conditions.

Key facts

• 6.96 acre lot
• Built 2000
• Listed 780 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $810k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $19k ($222k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $810k).
• Recommended offer: $713k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.7% vs local median 2.7% in Auburn — 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 80/100 on livability (#6 in AL, #1,842 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: 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.
• Market conditions: Rents rising fast (+6.2%/yr); 534 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• At $30,534/mo this rent would consume 587% of the median local household income ($62k/yr) (locally 1025% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $227k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 780 days — a 12% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $91k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $712,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 780 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.77% ✓
• Cap rate: 33.74%
• Cash-on-cash: 98.01%
• DSCR: 5.36
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.08×
• Total profit: $1,152,113
• Equity at exit: $120,774

10-year hold

• IRR: —
• Equity multiple: 14.12×
• Total profit: $2,976,608
• Equity at exit: $70,034

Cash invested: $226,800 (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 36801

• Home prices YoY: -30.9%
• Rents YoY: 6.2%
• Active inventory: 534
• Price-to-rent: 48.6×

Monthly cashflow live

• Estimated rent: $30,534 medium
• Mortgage (P&I): −$4,248
• Tax est. 1.5%: −$1,012 /mo · $12,150/yr
• Insurance: −$338
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,412
• Net cashflow: $18,524

Break-even live

Break-even rent $7,086

Max offer price $810,000

Occupancy floor 34%

Sensitivity live

Price	-10% $19,084	-5% $18,804	+0% $18,524	+5% $18,244	+10% $17,964
Rent	-10% $16,112	-5% $17,318	+0% $18,524	+5% $19,730	+10% $20,936
Rate	-1.0pp $18,932	-0.5pp $18,730	base $18,524	+0.5pp $18,314	+1.0pp $18,101

22-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 22× units	1	1	$30,536
Total (22 units)			$30,534

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: $202,500
• Closing costs: $24,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $810,000 Active 780 DOM
2. 2026-06-18
   days on market $810,000 Active 777 DOM
3. 2026-06-17
   days on market $810,000 Active 776 DOM
4. 2026-06-16
   days on market $810,000 Active 775 DOM
5. 2026-06-15
   days on market $810,000 Active 774 DOM
6. 2026-06-14
   days on market $810,000 Active 772 DOM
7. 2026-06-13
   days on market $810,000 Active 771 DOM
8. 2026-06-10
   days on market $810,000 Active 769 DOM
9. 2026-06-09
   days on market $810,000 Active 768 DOM
10. 2026-06-08
    days on market $810,000 Active 767 DOM
11. 2026-06-07
    days on market $810,000 Active 766 DOM
12. 2026-06-05
    days on market $810,000 Active 763 DOM
13. 2026-06-03
    days on market $810,000 Active 762 DOM
14. 2026-06-02
    days on market $810,000 Active 761 DOM
15. 2026-06-01
    days on market $810,000 Active 760 DOM
16. 2026-05-31
    days on market $810,000 Active 759 DOM
17. 2026-05-30
    days on market $810,000 Active 758 DOM
18. 2026-02-12
    status Active 245-char remark

    Show marketing remark (245 chars)

    Pine Breeze Trailer Ranch for sale. Twenty-five lots with 22 units included. Three lots are lot rental. All lots are occupied and produce approx. $12,000 per month in income. Owner will consider offering owner-financing under certain conditions.

19. 2026-02-12
    price $810,000 245-char remark

    Show marketing remark (245 chars)

    Pine Breeze Trailer Ranch for sale. Twenty-five lots with 22 units included. Three lots are lot rental. All lots are occupied and produce approx. $12,000 per month in income. Owner will consider offering owner-financing under certain conditions.

20. 2025-08-13
    historical 245-char remark

    Show marketing remark (245 chars)

    Pine Breeze Trailer Ranch for sale. Twenty-five lots with 22 units included. Three lots are lot rental. All lots are occupied and produce approx. $12,000 per month in income. Owner will consider offering owner-financing under certain conditions.

21. 2023-11-01
    listed $901,000 Active 245-char remark

    Show marketing remark (245 chars)

    Pine Breeze Trailer Ranch for sale. Twenty-five lots with 22 units included. Three lots are lot rental. All lots are occupied and produce approx. $12,000 per month in income. Owner will consider offering owner-financing under certain conditions.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $366,408
• − Mortgage interest: −$45,373
• − Property taxes: −$12,150
• − Insurance: −$4,050
• − Repairs & maintenance: −$29,313
• − Management: −$29,313
• − Depreciation: −$23,564
• Taxable income: $222,646
• Est. tax owed @ 24.0%: −$53,435
• After-tax cash flow: $168,854/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovations and repairs across all systems and areas. Immediate action is needed to improve the property's condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen renovation — No photos of kitchen
• Major Bathroom renovation — No photos of bathrooms
• Major Roof replacement — No photos of roof
• Major Exterior siding repair — No photos of exterior
• Major Flooring replacement — No photos of flooring
• Major Interior wall and paint repair — No photos of interior walls/paint
• Major Window replacement — No photos of windows
• Major Foundation and structure repair — No photos of foundation/structure
• Major HVAC/mechanical replacement — No photos of HVAC/mechanicals
• Major Landscaping and curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Kitchen renovation — Modern kitchen will attract more buyers and renters
• Both Bathroom renovation — Up-to-date bathrooms will attract more buyers and renters
• Both Roof replacement — New roof will improve curb appeal and reduce maintenance costs
• Both Exterior siding repair — Fresh siding will improve curb appeal and increase property value
• Both Flooring replacement — New flooring will improve the overall look and feel of the property
• Both Interior wall and paint repair — Fresh paint and walls will make the interior more appealing
• Both Window replacement — New windows will improve energy efficiency and curb appeal
• Both Foundation and structure repair — A solid foundation and structure will increase the property's value and safety
• Both HVAC/mechanical replacement — Modern HVAC and mechanical systems will improve comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained landscape will improve curb appeal and attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen renovation · No photos of kitchen	Major	$15,000–50,000
Bathroom renovation · No photos of bathrooms	Major	$15,000–50,000
Roof replacement · No photos of roof	Major	$15,000–50,000
Exterior siding repair · No photos of exterior	Major	$15,000–50,000
Flooring replacement · No photos of flooring	Major	$15,000–50,000
Interior wall and paint repair · No photos of interior walls/paint	Major	$15,000–50,000
Window replacement · No photos of windows	Major	$15,000–50,000
Foundation and structure repair · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanical replacement · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping and curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen will attract more buyers and renters ↑
• Both Bathroom renovation — Up-to-date bathrooms will attract more buyers and renters ↑
• Both Roof replacement — New roof will improve curb appeal and reduce maintenance costs ↑
• Both Exterior siding repair — Fresh siding will improve curb appeal and increase property value ↑
• Both Flooring replacement — New flooring will improve the overall look and feel of the property ↑
• Both Interior wall and paint repair — Fresh paint and walls will make the interior more appealing ↑
• Both Window replacement — New windows will improve energy efficiency and curb appeal ↑
• Both Foundation and structure repair — A solid foundation and structure will increase the property's value and safety ↑
• Both HVAC/mechanical replacement — Modern HVAC and mechanical systems will improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained landscape will improve curb appeal and attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Auburn

• Score: 80/100
• State rank: #6
• US rank: #1842

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 144,175 people
• City population: 80,251
• Metro: Auburn-Opelika, AL
• Population (ZIP): 25,438
• Household income: $62,414
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1025.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Black 37% Hispanic / Latino 8% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Chinese 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: ▼ -116.80%
• Current HPI: 261.6632
• Rent YoY: ▲ 6.25%
• 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

-10.1% since first listed

4 events — show timeline

• 2026-02-12 Relisted — LCMLS
• 2026-02-12 Price Changed $810,000 LCMLS
• 2025-08-13 Delisted — LCMLS
• 2023-11-01 Listed $901,000 LCMLS