1022 Chinook St · Auburn, AL 36830

$225,000

2 bd · 1.5 ba · 1,054 sqft · Townhouse public records · 18 Days on market

Built 1997 1,742 sqft lot Est $280k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated and totally refurbished unit inside and out! Light interior colors in flooring and paint give this unit a fresh and inviting feeling! All new appliances; light fixtures and fans; flooring; paint; plumbing fixtures. HVAC 2019; roof 2019; hot water heater 2023. Convenient location and move-in ready.

Key facts

• Refurbished unit
• New fans
• New flooring

Tags

• UPDATED UNIT
• REFURBISHED UNIT
• NEW APPLIANCES
• NEW LIGHT FIXTURES
• NEW FANS
• NEW FLOORING

Property features AI

Finance

• Other: Subdivision: Shelton Park; Directions: From N Dean Rd. (in office park area) turn onto Twin Forks Rd. Go one block turn right onto Chinook. 1022 is in 2nd building on your right.
• HOA & community: No association amenities listed

Exterior

• Utilities: Electricity available; Water available
• Home design: Residential townhouse; Attached property; Two levels; Built by Shelton Woods Construction/Col Pick
• Construction: Brick, clapboard, and vinyl siding exterior; Slab foundation
• Exterior features: Rear covered porch; Privacy fencing; Exterior storage

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Simulated wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Ceiling fans; Electric heating
• Interior features: Ceiling fans; Eat-in kitchen; Window treatments; Storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (27.0% below list).
• Recommended offer: $164k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Auburn City (urban): math 51% / reading 69% proficiency, ranked #7 of 129 in AL (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.4%/yr); 907 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,271 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $280,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Chinook St	0.00mi	2/1.5	1,080 (+2%)	13mo	$218,000	$202	85
1106 Chinook St	0.10mi	2/1.5	1,150 (+9%)	4mo	$225,000	$196	77
650 Dekalb St #3213	0.64mi	2/2.5	1,072 (+2%)	3mo	$285,000	$266	61
849 Choctaw Ave	0.19mi	2/1.5	1,190 (+13%)	12mo	$180,500	$152	59
650 Dekalb St #3222	0.63mi	2/2.5	1,072 (+2%)	6mo	$275,000	$257	58
650 Dekalb St #2215	0.67mi	2/2.5	1,072 (+2%)	6mo	$285,000	$266	57
650 Dekalb St #1066	0.53mi	1/1.5 (-1)	968 (-8%)	3mo	$279,900	$289	54
650 Dekalb St #2213	0.66mi	2/2.5	1,072 (+2%)	10mo	$289,500	$270	54
650 Dekalb St #2201	0.63mi	2/2.5	1,072 (+2%)	13mo	$280,000	$261	53
650 Dekalb St #2209	0.65mi	2/2.5	1,072 (+2%)	14mo	$295,000	$275	51
805 Harvard Dr Unit 7B	0.42mi	2/2.5	1,174 (+11%)	9mo	$222,500	$190	50
650 Dekalb St #3109	0.64mi	3/3.0 (+1)	1,183 (+12%)	13mo	$360,000	$304	28

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 · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-38,956
• Equity at exit: $33,548

10-year hold

• IRR: -5.7%
• Equity multiple: 0.60×
• Total profit: $-25,281
• Equity at exit: $19,454

Cash invested: $63,000 (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 36830

• Rents YoY: 5.4%
• Active inventory: 907
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-101

Break-even live

Break-even rent $1,770

Max offer price $207,200

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-37	+0% $-101	+5% $-164	+10% $-228
Rent	-10% $-231	-5% $-166	+0% $-101	+5% $-36	+10% $29
Rate	-1.0pp $13	-0.5pp $-44	base $-101	+0.5pp $-159	+1.0pp $-218

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Choctaw Ave Auburn, AL	3.0	2.0	1158	$1,600	$1.38	45d	1	0.15mi
807 Harvard Dr Auburn, AL	2.0	2.5	1273	$1,600	$1.26	45d	1	0.39mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,000	$1.51	45d	1	0.53mi
555 N Dean Rd Auburn, AL	1.0–2.0	1.0–2.0	895	$1,495	$1.67	22d	1	0.59mi
555 N Dean Rd Auburn, AL	2.0	2.0	1235	$1,625	$1.32	45d	1	0.59mi
2260 E University Dr Auburn, AL	1.0–2.0	1.0–2.0	777	$1,264	$1.63	14d	8	0.64mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	45d	1	0.74mi
640 N Ross St Auburn, AL	1.0–3.0	1.0–3.0	927	$1,388	$1.50	14d	1	0.84mi
420 N Dean Rd Auburn, AL	1.0–3.0	1.0–2.0	840	$1,310	$1.56	14d	1	0.84mi
1365 Gatewood Dr Unit W-302 Auburn, AL	2.0	1.0	977	$1,650	$1.69	14d	1	0.92mi
374 Cherry St Auburn, AL	3.0	2.0	1460	$2,400	$1.64	22d	1	0.92mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	45d	1	1.11mi
427 Harper Ave Auburn, AL	2.0	2.0	1136	$1,400	$1.23	45d	1	1.18mi
535 Heritage Ct Auburn, AL	2.0	3.0	1150	$3,500	$3.04	45d	1	1.21mi
507 E Glenn Ave Auburn, AL	2.0	1.0	876	$1,250	$1.43	14d	1	1.28mi
516 E Glenn Ave Auburn, AL	1.0–2.0	1.0–2.0	775	$1,495	$1.93	14d	1	1.32mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	14d	3	1.37mi
106 Oak St Unit 106 Auburn, AL	3.0	2.0	1298	$1,350	$1.04	22d	1	1.42mi
Ross Park 3/3 TH Auburn, AL	3.0	3.0	1495	$1,575	$1.05	45d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $225,000 Active 18 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-14
   days on market $225,000 Active 10 DOM
7. 2026-06-13
   days on market $225,000 Active 9 DOM
8. 2026-06-10
   days on market $225,000 Active 7 DOM
9. 2026-06-09
   days on market $225,000 Active 6 DOM
10. 2026-06-08
    days on market $225,000 Active 5 DOM
11. 2026-06-07
    days on market $225,000 Active 4 DOM
12. 2026-06-03
    remarks 307-char remark
13. 2026-06-03
    listed $225,000 Active 1 DOM

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,713
• − Mortgage interest: −$12,603
• − Property taxes: −$1,498
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$6,545
• Taxable loss: −$5,213
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $42/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: Auburn City
• NCES district ID: 0100210
• Math proficiency: 51% ▼ -21.00%
• Reading proficiency: 69% ▲ 5.00%
• Median HH income: $38,126
• Composite: 49.87/100
• National rank: #1944
• State rank: #7 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

• Census place: Auburn, AL
• County: Lee County · 144,175 people
• City population: 80,251
• Metro: Auburn-Opelika, AL
• Population (ZIP): 49,292
• Household income: $70,188
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 2961.0

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 (70%)
• Race & ethnicity: White 70% Black 14% Asian 10% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 11% · South Korea, Canada, China
• Languages at home: 87% English-only · Korean 4% Spanish 3% Chinese 2%

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: ▼ -156.53%
• Current HPI: 270.6646
• Rent YoY: ▲ 5.36%
• 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

+18650.0% since first listed

7 events — show timeline

• 2026-06-03 Listed $225,000 LCMLS
• 2024-06-09 Rental Removed $1,200 APPFOLIO
• 2024-04-12 Listed for Rent $1,200 APPFOLIO
• 2024-04-10 Rental Removed $1,200 APPFOLIO
• 2024-04-06 Listed for Rent $1,200 APPFOLIO
• 2023-07-11 Rental Removed — APPFOLIO
• 2022-11-15 Rental Removed — APPFOLIO

Property tax history

+5.5%/yr

Latest (2025): $1,498 · +0.0% YoY. Source: county tax records.