626 Lee Road 17 · Auburn, AL 36830

$169,900

4 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 35 Days on market

Built 1970 1.43 ac lot $111/sqft · 38% below area Est $278k · 39% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Cash Buyers Only Located at 626 Lee Road 17 in Auburn, this 4-bedroom, 2-bath home sits on approximately 1.43 acres at the end of a quiet dead-end street, offering a private wooded setting with strong potential for the right investor. The property is being sold strictly AS-IS and requires a full renovation. The home is not expected to qualify for traditional financing and is best suited for experienced investors, rehabbers, or cash buyers seeking a value-add opportunity. Extensive repairs and updates are needed throughout. Until May 1, the property had been continuously rented through Section 8 for approximately the past two decades at $1,600 per month, providing h

Key facts

• Attached carport
• Prime location
• 1.43 acre lot

Tags

• PEACEFUL WOODED SETTING
• ATTACHED CARPORT
• BRAND NEW SEPTIC SYSTEM
• PRIME LOCATION
• PROVEN MONTHLY RENTAL HISTORY

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached carport (1 space)
• Utilities: Water available; Septic tank
• Home design: One-level residential home; Brick and vinyl siding construction
• Construction: Brick and vinyl siding exterior
• Exterior features: Chain link fencing; No pool

Interior

• Kitchen: Appliances: Other
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central electric air conditioning; Ceiling fans; Forced air heating
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Washer hookup

🏷️ Possibly a rental listed for sale. The $169,900 price doesn't fit this home's estimated sale value (~$278,413) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Zoned schools: Loachapoka Elementary School (math 12% / reading 27%, grade F, #467 of 627 statewide, top 76%, 334 students, 85% FRL) — zoned schools average 85% FRL vs 48% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 35% district-wide (-16 pts) — the specific schools serving this property underperform the Lee County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 899 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.27% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $278,413
• List price: $169,900
• Delta: -38.98%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.36% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $16,858
• Equity at exit: $25,333

10-year hold

• IRR: 19.8%
• Equity multiple: 2.84×
• Total profit: $87,668
• Equity at exit: $14,690

Cash invested: $47,572 (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 36830

• Rents YoY: 5.4%
• Active inventory: 899
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,164 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $615

Break-even live

Break-even rent $1,385

Max offer price $169,900

Occupancy floor 67%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $169,900 Active 35 DOM
2. 2026-06-18
   days on market $169,900 Active 34 DOM
3. 2026-06-17
   days on market $169,900 Active 33 DOM
4. 2026-06-16
   days on market $169,900 Active 32 DOM
5. 2026-06-15
   days on market $169,900 Active 31 DOM
6. 2026-06-14
   days on market $169,900 Active 29 DOM
7. 2026-06-13
   days on market $169,900 Active 28 DOM
8. 2026-06-10
   days on market $169,900 Active 26 DOM
9. 2026-06-09
   days on market $169,900 Active 25 DOM
10. 2026-06-08
    days on market $169,900 Active 24 DOM
11. 2026-06-07
    days on market $169,900 Active 23 DOM
12. 2026-06-05
    days on market $169,900 Active 20 DOM
13. 2026-06-03
    days on market $169,900 Active 19 DOM
14. 2026-06-02
    days on market $169,900 Active 18 DOM
15. 2026-06-01
    days on market $169,900 Active 17 DOM
16. 2026-05-31
    days on market $169,900 Active 16 DOM
17. 2026-05-30
    days on market $169,900 Active 15 DOM
18. 2026-05-10
    status Pending 859-char remark
19. 2026-05-04
    listed $169,900 Active 859-char remark

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $1,593 · $133/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $25,962
• − Mortgage interest: −$9,517
• − Property taxes: −$1,593
• − Insurance: −$850
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$4,943
• Taxable income: $4,906
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $6,198/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 — 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): 49,292
• Household income: $70,188
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 2961.0

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 (70%)
• Race & ethnicity: White 70% Black 14% Asian 10% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 11% · South Korea, Canada, China
• Languages at home: 87% English-only · Korean 4% Spanish 3% Chinese 2%

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: ▼ -156.53%
• Current HPI: 270.6646
• Rent YoY: ▲ 5.36%
• 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

3 events — show timeline

• 2026-05-21 Relisted — LCMLS
• 2026-05-10 Pending — LCMLS
• 2026-05-04 Listed $169,900 LCMLS

Property tax history

+4.2%/yr

Latest (2025): $1,593 · +6.8% YoY. Source: county tax records.