111 Lee Road 2065 · Auburn, AL 36804

$124,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 42 Days on market

Built 2017 Fair condition 0.58 ac lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

Key facts

• 0.58 acre lot
• Built 2017
• Listed 42 days

Property features AI

Finance

• Other: Property type: Residential; Lot is level; Lot size approximately 0.58 acres; Subdivision: SPRING LAKE ESTATES
• HOA & community: No association amenities

Exterior

• Utilities: Cable available; Water available; Septic tank sewer
• Home design: Mobile home; Single-story (one level); Built by Live Oak; Has a view; Entry level on main floor; Facing direction not specified
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Front porch; Rear porch; Other exterior features

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Bedrooms on main level
• Flooring: Carpet; Linoleum
• 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 throughout; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($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 $123k (1.4% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Beauregard Elementary School (math 32% / reading 61%, grade D-, #159 of 627 statewide, top 26%, 769 students, 67% FRL) — zoned schools average 67% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 395 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 $864 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 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $95k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.5

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-13,223
• Equity at exit: $18,623

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,429
• Equity at exit: $10,799

Cash invested: $34,972 (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 36804

• Home prices YoY: -19.0%
• Active inventory: 395
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $110

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 86%

Sensitivity live

Price	-10% $196	-5% $153	+0% $110	+5% $67	+10% $24
Rent	-10% $13	-5% $61	+0% $110	+5% $159	+10% $207
Rate	-1.0pp $173	-0.5pp $142	base $110	+0.5pp $77	+1.0pp $45

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   status $124,900 Pending 42 DOM
2. 2026-06-16
   days on market $124,900 Active 42 DOM
3. 2026-06-15
   days on market $124,900 Active 41 DOM
4. 2026-06-14
   days on market $124,900 Active 39 DOM
5. 2026-06-13
   days on market $124,900 Active 38 DOM
6. 2026-06-10
   days on market $124,900 Active 36 DOM
7. 2026-06-09
   days on market $124,900 Active 35 DOM
8. 2026-06-08
   days on market $124,900 Active 34 DOM
9. 2026-06-07
   days on market $124,900 Active 33 DOM
10. 2026-06-05
    days on market $124,900 Active 30 DOM
11. 2026-06-03
    days on market $124,900 Active 29 DOM
12. 2026-06-02
    days on market $124,900 Active 28 DOM
13. 2026-06-01
    days on market $124,900 Active 27 DOM
14. 2026-05-31
    days on market $124,900 Active 26 DOM
15. 2026-05-30
    days on market $124,900 Active 25 DOM
16. 2026-04-30
    status Pending
17. 2026-04-07
    listed $124,900 Active
18. 2024-04-19
    soldstatus $95,000 Closed 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

19. 2024-03-12
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

20. 2024-03-06
    status Active 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

21. 2024-02-06
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

22. 2024-01-29
    status Active 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

23. 2024-01-28
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

24. 2023-10-27
    status Active 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

25. 2023-10-16
    status Pending 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

26. 2023-10-01
    listed $110,000 Active 749-char remark

    Show marketing remark (749 chars)

    Financing through Vanderbilt Mrtg ONLY, !Great level yard the lot includes part of the pond and access in the back. Beautiful view and wonderful neighborhood in Beauregard Schools, NOT IN A MOBILE HOME PARK ! Small culdesac community. New rear deck, new HVAC unit, New carpet!!! Beautifully coordinated colors inside are warm earth tones and an open living kitchen concept. Refrigerator is included!! Large laundry area. Bedrooms are totally separate ends of the home. Primary bedroom has a nice roomy shower and storage inside the en-suite bath. Outside is a beautiful view of the pond and access because property lines actually include part of the pond!! Move in quickly!!!Lovely level yard and tons of unrestricted parking CALL FOR MORE DETAILS!!

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,780
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,633
• Taxable loss: −$713
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,489/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior, and interior walls.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Kitchen countertops — Need cleaning
• Minor Bathroom fixtures — Used appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Carpeted floors — Worn appearance
• Minor Paint — Faded appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace worn kitchen countertops — New countertops enhance functionality and aesthetics
• Resale Replace worn bathroom fixtures — New fixtures improve functionality and aesthetics
• Resale Replace worn carpeted floors — New carpet enhances comfort and aesthetics
• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Both Landscaping — Landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Kitchen countertops · Need cleaning	Minor	$500–3,000
Bathroom fixtures · Used appearance	Minor	$500–3,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Carpeted floors · Worn appearance	Moderate	$3,000–15,000
Paint · Faded appearance	Minor	$500–3,000
Total estimated repair cost · 6 items		$10,500–54,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace worn kitchen countertops — New countertops enhance functionality and aesthetics ↑
• Resale Replace worn bathroom fixtures — New fixtures improve functionality and aesthetics ↑
• Resale Replace worn carpeted floors — New carpet enhances comfort and aesthetics ↑
• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Both Landscaping — Landscaping enhances curb appeal and adds value ↑

ⓘ 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 — 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): 20,535
• Household income: $61,880
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 8% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Korean 1% Other Indo-European 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: ▼ -49.83%
• Current HPI: 212.8718
• 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

+13.5% since first listed

11 events — show timeline

• 2026-04-30 Pending — LCMLS
• 2026-04-07 Listed $124,900 LCMLS
• 2024-04-19 Sold (MLS) $95,000 LCMLS
• 2024-03-12 Pending — LCMLS
• 2024-03-06 Relisted — LCMLS
• 2024-02-06 Pending — LCMLS
• 2024-01-29 Relisted — LCMLS
• 2024-01-28 Pending — LCMLS
• 2023-10-27 Relisted — LCMLS
• 2023-10-16 Pending — LCMLS
• 2023-10-01 Listed $110,000 LCMLS