131 Lee Road 2059 · Phenix City, AL 36870

$229,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 44 Days on market

Built 1999 0.50 ac lot $178/sqft · 11% above area Est $208k · 11% over

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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 +17.7/30.0
• DSCR +5.5/10.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County.

Key facts

• Oversized porch
• Fenced back yard
• Corner lot

Tags

• CORNER LOT
• FENCED BACK YARD
• OVERSIZED PORCH
• FIREPLACE

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Corner lot; Pets allowed

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Breakfast bar; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $196k (14.8% below list).
• Recommended offer: $196k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.0% 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: schools D+, crime 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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.
• Current owner paid $120k; list at $230k implies a 92% 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 $195,895 (14.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 15% 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 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?
4. 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?
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: 0.85% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (median comp): $207,814
• List price: $229,900
• Delta: 10.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Lee Road 2059	0.02mi	3/2.0	1,376 (+6%)	9mo	$225,000	$164	76
66 Lee Road 502	0.17mi	3/2.0	1,400 (+8%)	0mo	$235,000	$168	74
476 Lee Road 520	0.35mi	3/2.0	1,201 (-7%)	0mo	$220,000	$183	67
240 Lee Road 2111	0.16mi	3/2.0	1,414 (+9%)	10mo	$240,000	$170	65
57 Lee Road 919	0.55mi	3/2.0	1,296 (+0%)	6mo	$200,000	$154	64
97 Lee Road 916	0.48mi	3/2.0	1,372 (+6%)	6mo	$232,500	$169	58
21 Lee Road 2017	0.41mi	3/2.0	1,410 (+9%)	10mo	$265,000	$188	54
200 Lee Road 520	0.35mi	3/2.0	1,440 (+11%)	8mo	$219,900	$153	54
57 Lee Road 2096	0.55mi	3/2.0	1,215 (-6%)	10mo	$205,010	$169	52
978 Lee Road 219	0.53mi	3/2.0	1,472 (+14%)	3mo	$245,000	$166	46
101 Lee rd 2140	0.55mi	4/2.0 (+1)	1,463 (+13%)	1mo	$265,000	$181	42
849 Lee Road 238	0.62mi	3/2.0	1,476 (+14%)	9mo	$228,500	$155	36

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-25,470
• Equity at exit: $34,279

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-7,312
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $187

Break-even live

Break-even rent $1,723

Max offer price $229,900

Occupancy floor 85%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
393 Lee Rd Unit 554 Phenix City, AL	4.0	2.0	1745	$2,000	$1.15	21d	1	0.25mi
567 Mill Pond Dr Phenix City, AL	3.0	2.0	1240	$1,400	$1.13	13d	1	0.91mi
16 Vineyard Dr Phenix City, AL	3.0	2.0	1324	$1,600	$1.21	43d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $229,900 Active 44 DOM
2. 2026-06-18
   days on market $229,900 Active 43 DOM
3. 2026-06-17
   days on market $229,900 Active 42 DOM
4. 2026-06-16
   days on market $229,900 Active 41 DOM
5. 2026-06-15
   days on market $229,900 Active 40 DOM
6. 2026-06-14
   days on market $229,900 Active 38 DOM
7. 2026-06-13
   days on market $229,900 Active 37 DOM
8. 2026-06-10
   days on market $229,900 Active 35 DOM
9. 2026-06-09
   days on market $229,900 Active 34 DOM
10. 2026-06-08
    days on market $229,900 Active 33 DOM
11. 2026-06-07
    days on market $229,900 Active 32 DOM
12. 2026-06-05
    days on market $229,900 Active 29 DOM
13. 2026-06-03
    days on market $229,900 Active 28 DOM
14. 2026-06-02
    days on market $229,900 Active 27 DOM
15. 2026-06-01
    days on market $229,900 Active 26 DOM
16. 2026-05-31
    days on market $229,900 Active 25 DOM
17. 2026-05-30
    days on market $229,900 Active 24 DOM
18. 2026-05-06
    listed $229,900 Active 275-char remark
19. 2019-03-28
    soldstatus $120,000 291-char remark

    Show marketing remark (390 chars)

    This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County. 3 Bedrooms, 2 Bath, Great Room, Eat-in Kitchen, 1 Car Carport, Fence, Shed, Completely Remodeled.

20. 2019-03-28
    soldstatus $120,000

    Show marketing remark (390 chars)

    This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County. 3 Bedrooms, 2 Bath, Great Room, Eat-in Kitchen, 1 Car Carport, Fence, Shed, Completely Remodeled.

21. 2019-03-28
    soldstatus $120,000

    Show marketing remark (390 chars)

    This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County. 3 Bedrooms, 2 Bath, Great Room, Eat-in Kitchen, 1 Car Carport, Fence, Shed, Completely Remodeled.

22. 2019-02-22
    listed $122,500 291-char remark

    Show marketing remark (390 chars)

    This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County. 3 Bedrooms, 2 Bath, Great Room, Eat-in Kitchen, 1 Car Carport, Fence, Shed, Completely Remodeled.

23. 2019-02-22
    listed $122,500

    Show marketing remark (390 chars)

    This 3 Bedroom, 2 Bath home has been completely remodeled and is totally move-in ready. It has a great split floor plan with a new HVAC, new paint, new flooring, new appliances, new countertops, new light fixtures, and much more. This is a great house on a large . 44 acre lot in Lee County. 3 Bedrooms, 2 Bath, Great Room, Eat-in Kitchen, 1 Car Carport, Fence, Shed, Completely Remodeled.

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$230/yr (+$19/mo · 32.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $23,507
• − Mortgage interest: −$12,878
• − Property taxes: −$713
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$6,688
• Taxable loss: −$1,682
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $2,645/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

+87.7% since first listed

6 events — show timeline

• 2026-05-06 Listed $229,900 CBOR
• 2019-03-28 Sold (Public Records) $120,000 Public Records
• 2019-03-28 Sold (MLS) $120,000 EABOR
• 2019-03-28 Sold (MLS) $120,000 CBOR
• 2019-02-22 Listed $122,500 EABOR
• 2019-02-22 Listed $122,500 CBOR

Property tax history

+0.6%/yr

Latest (2025): $713 · +0.0% YoY. Source: county tax records.