121 Lee Road 597 · Phenix City, AL 36870

$164,900

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 25 Days on market

Built 2022 0.50 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 121 Lee Road 597, a beautifully maintained 3 bed, 2 bath 2022 Clayton manufactured home that blends modern comfort, thoughtful design, and exceptional condition. From the moment you step inside, you’ll notice the stunning attention to detail, spacious rooms, and inviting layout that make this home stand out from the rest. Every space has been designed with both style and functionality in mind, with the kitchen featuring an extra large, beautiful island - details which offer a move-in-ready opportunity for buyers seeking comfort without compromise. Situated on a half-acre lot, this property gives you the perfect balance of indoor space and outdoor breathing room. Whether you

Key facts

• Half-acre lot
• Extra large island
• 0.5 acre lot

Tags

• EXTRA LARGE ISLAND
• HALF-ACRE LOT

Property features AI

Finance

• Other: Located in Duncan Estates 3rd Addition; GPS works well with address
• HOA & community: No association amenities

Exterior

• Utilities: Septic tank
• Home design: Mobile home; Single-story (one level)
• Construction: Vinyl siding
• Exterior features: Partial fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Simulated wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Ceiling fans; Kitchen island
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $330 ($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 $164k (0.6% below list).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.1% in Phenix City — 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 60/100 on livability (#297 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, 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: South Smiths Station Elementary School (math 38% / reading 60%, grade D, #132 of 627 statewide, top 21%, 645 students, 61% FRL); Smiths Station Junior High School (math 16% / reading 49%, grade F, #105 of 257 statewide, top 42%, 934 students, 57% FRL); Smiths Station High School (math 18% / reading 23%, grade F, #159 of 305 statewide, top 53%, 1,286 students, 49% FRL).
• Market conditions: 135 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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $165k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $162,426 (1.5% 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,761
• Equity at exit: $24,587

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $21,742
• Equity at exit: $14,258

Cash invested: $46,172 (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: 135
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,639 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $330

Break-even live

Break-even rent $1,221

Max offer price $164,900

Occupancy floor 75%

Sensitivity live

Price	-10% $424	-5% $377	+0% $330	+5% $284	+10% $237
Rent	-10% $201	-5% $266	+0% $330	+5% $395	+10% $460
Rate	-1.0pp $413	-0.5pp $372	base $330	+0.5pp $288	+1.0pp $244

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-06
   listed $164,900 Active
3. 2022-09-09
   soldstatus $67,950

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $676 · $56/mo
• Expected delta: +$305/yr (+$25/mo · 82.3%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $19,667
• − Mortgage interest: −$9,237
• − Property taxes: −$371
• − Insurance: −$824
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,797
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,655/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 — Phenix City

• Score: 60/100
• State rank: #297
• US rank: #19037

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F 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
• City population: 62,290
• 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

+142.7% since first listed

3 events — show timeline

• 2026-05-01 Pending — LCMLS
• 2026-04-06 Listed $164,900 LCMLS
• 2022-09-09 Sold (Public Records) $67,950 Public Records

Property tax history

+2.3%/yr

Latest (2025): $371 · +6.9% YoY. Source: county tax records.