179 Lee Road 599 · Ladonia, AL 36870

$180,000

3 bd · 2.0 ba · 1,558 sqft · SingleFamily · 57 Days on market

Built 2014 Good condition 1.32 ac lot $116/sqft · 19% below area Est $222k · 19% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there’s room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

Key facts

• Open space
• Hobby farm
• Quiet rural setting

Tags

• FULLY FENCED YARD
• QUIET RURAL SETTING
• MATURE TREES
• OPEN SPACE
• HOBBY FARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $123 ($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 $173k (3.9% below list).
• Recommended offer: $173k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $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 57 days — a 3% lower offer ($175k) 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, 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 $173,049 (3.9% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $222,436
• List price: $180,000
• Delta: -19.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Lee Road 504	0.41mi	3/2.0	1,615 (+4%)	3mo	$277,000	$172	72
35 Lee Road 2124	0.35mi	3/2.0	1,631 (+5%)	5mo	$292,000	$179	72
23 Lee Road 501	0.34mi	3/2.0	1,456 (-6%)	3mo	$257,000	$177	71
216 Lee Road 997	0.39mi	3/2.0	1,462 (-6%)	2mo	$272,900	$187	70
11 Lee Road 2124	0.54mi	3/2.0	1,650 (+6%)	3mo	$275,000	$167	63
314 Lee Road 2009	0.55mi	3/2.0	1,624 (+4%)	6mo	$299,900	$185	63
11 Lee Road 2010	0.54mi	3/2.0	1,469 (-6%)	4mo	$240,000	$163	62
176 Lee Road 504	0.53mi	3/2.0	1,625 (+4%)	10mo	$262,000	$161	60
52 Lee Road 2033	0.63mi	3/2.0	1,475 (-5%)	4mo	$218,000	$148	59
164 Lee Road 220	0.52mi	3/2.0	1,461 (-6%)	8mo	$225,000	$154	59
444 Lee Road 309	0.65mi	3/2.0	1,457 (-6%)	2mo	$259,000	$178	57
280 Lee Road 504	0.52mi	3/2.0	1,346 (-14%)	7mo	$235,000	$175	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-21,298
• Equity at exit: $26,839

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-8,341
• Equity at exit: $15,563

Cash invested: $50,400 (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: $1,730 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $123

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 88%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-02
   listed $180,000 Active 924-char remark

   Show marketing remark (924 chars)

   Escape to peaceful country living with this beautifully maintained 3-bedroom, 2-bathroom home situated on over an acre of land. Tucked away in a quiet rural setting, this property offers the perfect blend of privacy and space, complete with a fully fenced yard—ideal for pets, livestock, gardening, or simply enjoying the outdoors. Inside, you'll find a warm and welcoming layout featuring a spacious living area, a functional kitchen with plenty of storage, and a split floor plan for added privacy. The primary suite includes its own full bath, while two additional bedrooms offer flexibility for guests, a home office, or family. Outside, there’s room to roam with mature trees, open space, and endless possibilities—from building a workshop to starting a hobby farm. Whether you're looking to downsize, start fresh, or enjoy country life while staying close to town amenities, this home is a rare find.

2. 2026-03-06
   listed $180,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $20,766
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$5,236
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,832/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home offers a good investment opportunity with minimal repairs needed and potential for value enhancement through cosmetic updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Resale Replace countertops — Improves kitchen functionality and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace countertops — Improves kitchen functionality and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 — 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

+0.0% since first listed

2 events — show timeline

• 2026-04-02 Listed $180,000 EABOR
• 2026-03-06 Listed $180,000 EABOR