606 Lee Road 238 · Ladonia, AL 36870

$133,000

1 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 198 Days on market

Built 1993 1.75 ac lot $121/sqft · at area comps Est $127k · at est. ↓ 7% since listing

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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 +21.9/30.0
• DSCR +7.0/10.0
• ARV discount +5.4/15.0
• 1% rule +4.6/10.0
• 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

Welcome to your next venture at 606 Lee Rd 238, in Lee County, AL! This value-packed, 1-bedroom, 1-bathroom house stands on 1.75-acre property, offering ample space for expansion or enjoying the serene outdoors. Priced attractively at $143,000, this property is a goldmine for the savvy home buyer or investor looking to capitalize on a budget-friendly homestead amidst an area buzzing with new constructions. Already equipped with essential amenities, including an existing septic system, Smith Station water, and rented propane powering the heater and stove, the home ensures a comfortable living experience. Envision a few personalized updates, and this charming house transforms into a perfect abode that offers financial ease without sacrificing comfort or style. Seize the opportunity to own or invest in this hidden gem, where affordability meets potential in Lee County. Your cost-effective dream home or next successful investment awaits!

Key facts

• 1.75 acre lot
• Built 1993
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $127k (4.4% below list).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 1,858 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 $920 of loan paydown is wiped out by about $4k 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 198 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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. 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?
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 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $127,012
• List price: $133,000
• Delta: 4.71%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,217
• Equity at exit: $19,831

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $9,854
• Equity at exit: $11,499

Cash invested: $37,240 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $210

Break-even live

Break-even rent $1,005

Max offer price $133,000

Occupancy floor 78%

Sensitivity live

Price	-10% $286	-5% $248	+0% $210	+5% $173	+10% $135
Rent	-10% $110	-5% $160	+0% $210	+5% $260	+10% $311
Rate	-1.0pp $277	-0.5pp $244	base $210	+0.5pp $176	+1.0pp $141

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-31
   days on market $133,000 Active 198 DOM
2. 2026-05-30
   days on market $133,000 Active 197 DOM
3. 2026-01-06
   price $133,000 947-char remark

   Show marketing remark (947 chars)

   Welcome to your next venture at 606 Lee Rd 238, in Lee County, AL! This value-packed, 1-bedroom, 1-bathroom house stands on 1.75-acre property, offering ample space for expansion or enjoying the serene outdoors. Priced attractively at $143,000, this property is a goldmine for the savvy home buyer or investor looking to capitalize on a budget-friendly homestead amidst an area buzzing with new constructions. Already equipped with essential amenities, including an existing septic system, Smith Station water, and rented propane powering the heater and stove, the home ensures a comfortable living experience. Envision a few personalized updates, and this charming house transforms into a perfect abode that offers financial ease without sacrificing comfort or style. Seize the opportunity to own or invest in this hidden gem, where affordability meets potential in Lee County. Your cost-effective dream home or next successful investment awaits!

4. 2025-11-14
   listed $143,000 Active 947-char remark

   Show marketing remark (947 chars)

   Welcome to your next venture at 606 Lee Rd 238, in Lee County, AL! This value-packed, 1-bedroom, 1-bathroom house stands on 1.75-acre property, offering ample space for expansion or enjoying the serene outdoors. Priced attractively at $143,000, this property is a goldmine for the savvy home buyer or investor looking to capitalize on a budget-friendly homestead amidst an area buzzing with new constructions. Already equipped with essential amenities, including an existing septic system, Smith Station water, and rented propane powering the heater and stove, the home ensures a comfortable living experience. Envision a few personalized updates, and this charming house transforms into a perfect abode that offers financial ease without sacrificing comfort or style. Seize the opportunity to own or invest in this hidden gem, where affordability meets potential in Lee County. Your cost-effective dream home or next successful investment awaits!

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $545 · $45/mo
• Expected delta: +$54/yr (+$5/mo · 11.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $15,252
• − Mortgage interest: −$7,450
• − Property taxes: −$491
• − Insurance: −$665
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,869
• Taxable income: $336
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,443/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

-7.0% since first listed

2 events — show timeline

• 2026-01-06 Price Changed $133,000 LCMLS
• 2025-11-14 Listed $143,000 LCMLS

Property tax history

+0.8%/yr

Latest (2025): $491 · +882.3% YoY. Source: county tax records.