500 Webster Rd · Auburn, AL 36832

$40,000

2 bd · 2.0 ba · 0 sqft · SingleFamily public records · 29 Days on market

Built 2015 Est $56k · 29% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOT 477| Mobile home located in Ridgewood Village, but able to be moved to a different lot! 3 bedroom, 2 bath, 1,056 square feet, 2011 model. Completely renovated with new LVP flooring throughout, new bathroom vanities, painted cabinets & countertops, and new dishwasher. 8 ft ceiling and lots of natural light! We also recently added a screened-in porch! Ridgewood offers tiger transit, lawn maintenance, garbage, mail, and water in the lot rent rate.

Key facts

• Clubhouse
• Attached decks
• Porch swing

Tags

• VINYL PLANK FLOORING
• ATTACHED DECKS
• PORCH SWING
• NEIGHBORHOOD POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.3% 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.
• 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 (+6.2%/yr); 368 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• At $1,701/mo this rent would consume 48% of the median local household income ($43k/yr) (locally 2503% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (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 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?
3. 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.
4. 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.
5. 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: 4.25% ✓
• Cap rate: 38.31%
• Cash-on-cash: 114.35%
• DSCR: 6.09
• GRM: 2.0

CMA / ARV

• ARV (median comp): $56,267
• List price: $40,000
• Delta: -22.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Whooper Ln	0.65mi	3/2.0 (+1)	1,800	0mo	$476,075	$264	52
503 Whooper Ln	0.65mi	3/2.0 (+1)	1,800	1mo	$503,875	$280	51
324 Coscoroba Rd	0.69mi	3/2.0 (+1)	1,800	0mo	$481,650	$268	50
322 Coscoroba Rd	0.69mi	3/2.0 (+1)	1,800	1mo	$478,725	$266	49
318 Coscoroba Rd	0.69mi	3/2.0 (+1)	1,800	2mo	$477,675	$265	48
316 Coscoroba Rd	0.69mi	3/2.0 (+1)	1,800	5mo	$513,350	$285	47
314 Coscoroba Rd	0.69mi	3/2.0 (+1)	1,800	6mo	$498,575	$277	45
501 Whooper Ln	0.65mi	3/3.5 (+1)	2,086	2mo	$485,000	$233	45
317 Coscoroba Rd	0.70mi	3/2.5 (+1)	1,864	7mo	$460,550	$247	42
311 Coscoroba Rd	0.70mi	3/2.0 (+1)	1,798	9mo	$449,825	$250	42
308 Coscoroba Rd	0.69mi	3/3.5 (+1)	2,086	6mo	$481,950	$231	39
312 Coscoroba Rd	0.69mi	3/3.5 (+1)	2,086	7mo	$495,085	$237	39

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.99×
• Total profit: $67,136
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 16.24×
• Total profit: $170,696
• Equity at exit: $3,458

Cash invested: $11,200 (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 36832

• Home prices YoY: -23.3%
• Rents YoY: 6.2%
• Active inventory: 368
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,067

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,095	-5% $1,081	+0% $1,067	+5% $1,053	+10% $1,040
Rent	-10% $933	-5% $1,000	+0% $1,067	+5% $1,134	+10% $1,202
Rate	-1.0pp $1,087	-0.5pp $1,077	base $1,067	+0.5pp $1,057	+1.0pp $1,046

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Tigers Tail Trl Auburn, AL	2.0	2.5	—	$2,000	—	22d	1	0.32mi
1233 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,200	$1.57	14d	1	0.35mi
1885 Bellwood Pl Auburn, AL	3.0	3.0	—	$1,500	—	22d	1	0.38mi
1761 Wire Rd Auburn, AL	2.0	2.5	1084	$1,375	$1.27	44d	2	0.39mi
1761 Wire Rd Auburn, AL	2.0	2.5	1117	$1,400	$1.25	22d	1	0.39mi
1276 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,500	$1.79	14d	1	0.46mi
1007 Stonegate Dr Auburn, AL	3.0	2.0	1440	$1,900	$1.32	44d	1	0.52mi
387 Webster Rd Unit 132 Auburn, AL	2.0	2.0	980	$975	$0.99	44d	1	0.89mi
387 Webster Rd Unit 47 Auburn, AL	2.0	2.0	952	$975	$1.02	14d	1	0.89mi

Listing history 40 events

1. 2026-06-21
   days on market $40,000 Active 29 DOM
2. 2026-06-18
   days on market $40,000 Active 26 DOM
3. 2026-06-17
   days on market $40,000 Active 25 DOM
4. 2026-06-16
   days on market $40,000 Active 24 DOM
5. 2026-06-15
   days on market $40,000 Active 23 DOM
6. 2026-06-14
   days on market $40,000 Active 21 DOM
7. 2026-06-13
   days on market $40,000 Active 20 DOM
8. 2026-06-10
   days on market $40,000 Active 18 DOM
9. 2026-06-09
   days on market $40,000 Active 17 DOM
10. 2026-06-08
    days on market $40,000 Active 16 DOM
11. 2026-06-07
    days on market $40,000 Active 15 DOM
12. 2026-06-05
    days on market $40,000 Active 12 DOM
13. 2026-06-03
    days on market $40,000 Active 11 DOM
14. 2026-06-02
    days on market $40,000 Active 10 DOM
15. 2026-06-01
    days on market $40,000 Active 9 DOM
16. 2026-05-31
    days on market $40,000 Active 8 DOM
17. 2026-05-30
    days on market $40,000 Active 7 DOM
18. 2026-05-07
    price $43,700 331-char remark
19. 2026-05-07
    listed $43,000 Active 331-char remark
20. 2026-04-15
    price $25,000

    Show marketing remark (798 chars)

    Well-maintained manufactured homes located in the established Ridgewood Village community in Auburn are now available for sale. These homes feature functional layouts with comfortable living spaces, open kitchens, and generously sized bedrooms. Several units offer recent updates, including newer flooring and select newer HVAC systems. Ridgewood Village provides a low-maintenance lifestyle with Tiger Transit access, lawn maintenance, garbage service, mail service, and water all included in the monthly lot rent. Conveniently located in Lee County near Auburn University, shopping, and dining. With a strong rental history, these homes are ideal for investors or owner-occupants seeking affordable living in Auburn. Contact listing agent for details on individual units and community guidelines.

21. 2026-04-09
    soldstatus $29,000 Closed
22. 2026-04-09
    soldstatus $20,000 Closed
23. 2026-04-09
    soldstatus $12,000 Closed
24. 2026-04-03
    historical

    Show marketing remark (462 chars)

    LOT 477| Mobile home located in Ridgewood Village, but able to be moved to a different lot! 3 bedroom, 2 bath, 1,056 square feet, 2011 model. Completely renovated with new LVP flooring throughout, new bathroom vanities, painted cabinets & countertops, and new dishwasher. 8 ft ceiling and lots of natural light! We also recently added a screened-in porch! Ridgewood offers tiger transit, lawn maintenance, garbage, mail, and water in the lot rent rate.

25. 2026-03-22
    historical
26. 2026-03-22
    historical
27. 2026-03-09
    soldstatus $15,000 Closed
28. 2026-02-20
    price $55,000

    Show marketing remark (462 chars)

    LOT 477| Mobile home located in Ridgewood Village, but able to be moved to a different lot! 3 bedroom, 2 bath, 1,056 square feet, 2011 model. Completely renovated with new LVP flooring throughout, new bathroom vanities, painted cabinets & countertops, and new dishwasher. 8 ft ceiling and lots of natural light! We also recently added a screened-in porch! Ridgewood offers tiger transit, lawn maintenance, garbage, mail, and water in the lot rent rate.

29. 2026-02-17
    price $25,000
30. 2026-02-17
    price $20,000
31. 2026-02-17
    price $20,000
32. 2026-02-17
    price $35,000
33. 2026-02-17
    price $15,000
34. 2026-02-17
    price $20,000
35. 2026-01-28
    listed $50,000 Active

    Show marketing remark (798 chars)

    Well-maintained manufactured homes located in the established Ridgewood Village community in Auburn are now available for sale. These homes feature functional layouts with comfortable living spaces, open kitchens, and generously sized bedrooms. Several units offer recent updates, including newer flooring and select newer HVAC systems. Ridgewood Village provides a low-maintenance lifestyle with Tiger Transit access, lawn maintenance, garbage service, mail service, and water all included in the monthly lot rent. Conveniently located in Lee County near Auburn University, shopping, and dining. With a strong rental history, these homes are ideal for investors or owner-occupants seeking affordable living in Auburn. Contact listing agent for details on individual units and community guidelines.

36. 2026-01-28
    listed $40,000 Active

    Show marketing remark (798 chars)

    Well-maintained manufactured homes located in the established Ridgewood Village community in Auburn are now available for sale. These homes feature functional layouts with comfortable living spaces, open kitchens, and generously sized bedrooms. Several units offer recent updates, including newer flooring and select newer HVAC systems. Ridgewood Village provides a low-maintenance lifestyle with Tiger Transit access, lawn maintenance, garbage service, mail service, and water all included in the monthly lot rent. Conveniently located in Lee County near Auburn University, shopping, and dining. With a strong rental history, these homes are ideal for investors or owner-occupants seeking affordable living in Auburn. Contact listing agent for details on individual units and community guidelines.

37. 2026-01-28
    listed $20,000 Active

    Show marketing remark (798 chars)

    Well-maintained manufactured homes located in the established Ridgewood Village community in Auburn are now available for sale. These homes feature functional layouts with comfortable living spaces, open kitchens, and generously sized bedrooms. Several units offer recent updates, including newer flooring and select newer HVAC systems. Ridgewood Village provides a low-maintenance lifestyle with Tiger Transit access, lawn maintenance, garbage service, mail service, and water all included in the monthly lot rent. Conveniently located in Lee County near Auburn University, shopping, and dining. With a strong rental history, these homes are ideal for investors or owner-occupants seeking affordable living in Auburn. Contact listing agent for details on individual units and community guidelines.

38. 2026-01-28
    listed $27,500 Active

    Show marketing remark (798 chars)

    Well-maintained manufactured homes located in the established Ridgewood Village community in Auburn are now available for sale. These homes feature functional layouts with comfortable living spaces, open kitchens, and generously sized bedrooms. Several units offer recent updates, including newer flooring and select newer HVAC systems. Ridgewood Village provides a low-maintenance lifestyle with Tiger Transit access, lawn maintenance, garbage service, mail service, and water all included in the monthly lot rent. Conveniently located in Lee County near Auburn University, shopping, and dining. With a strong rental history, these homes are ideal for investors or owner-occupants seeking affordable living in Auburn. Contact listing agent for details on individual units and community guidelines.

39. 2023-06-09
    listed $47,000 Active
40. 2001-12-24
    listed $18,800

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,411
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$1,164
• Taxable income: $12,941
• Est. tax owed @ 24.0%: −$3,106
• After-tax cash flow: $9,702/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): 30,959
• Household income: $42,717
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2503.0

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 0.58)
• Race & ethnicity: White 59% Black 26% Asian 6% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Serbian 1%
• Foreign-born: 8% · South Korea, Canada, China
• Languages at home: 89% English-only · Spanish 4% Korean 2% Chinese 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: ▼ -75.65%
• Current HPI: 248.9059
• Rent YoY: ▲ 6.18%
• 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

+112.8% since first listed

34 events — show timeline

• 2026-05-24 Listed $40,000 FSBO.com
• 2026-05-18 Sold (MLS) $17,000 LMMLS
• 2026-05-18 Sold (MLS) $20,000 LMMLS
• 2026-05-18 Sold (MLS) $45,000 LMMLS
• 2026-05-07 Price Changed $43,700 LMMLS
• 2026-04-28 Delisted — LMMLS
• 2026-04-28 Delisted — LMMLS
• 2026-04-28 Delisted — LMMLS
• 2026-04-15 Price Changed $25,000 LMMLS
• 2026-04-09 Sold (MLS) $12,000 LMMLS
• 2026-04-09 Sold (MLS) $20,000 LMMLS
• 2026-04-09 Sold (MLS) $29,000 LMMLS
• 2026-04-03 Delisted — LMMLS
• 2026-04-03 Delisted — LMMLS
• 2026-03-22 Delisted — LMMLS
• 2026-03-22 Delisted — LMMLS
• 2026-03-09 Sold (MLS) $15,000 LMMLS
• 2026-02-20 Price Changed $55,000 LMMLS
• 2026-02-17 Price Changed $25,000 LMMLS
• 2026-02-17 Price Changed $20,000 LMMLS
• 2026-02-17 Price Changed $15,000 LMMLS
• 2026-02-17 Price Changed $35,000 LMMLS
• 2026-02-17 Price Changed $20,000 LMMLS
• 2026-02-17 Price Changed $20,000 LMMLS
• 2026-01-28 Listed $27,500 LMMLS
• 2026-01-28 Listed $20,000 LMMLS
• 2026-01-28 Listed $40,000 LMMLS
• 2026-01-28 Listed $50,000 LMMLS
• 2026-01-28 Listed $27,500 LMMLS
• 2026-01-28 Listed $30,000 LMMLS
• 2026-01-28 Listed $35,000 LMMLS
• 2026-01-22 Listed $58,000 LMMLS
• 2023-06-09 Listed $47,000 LCMLS
• 2001-12-24 Listed $18,800 SAARMLS

Property tax history

-20.6%/yr

Latest (2016): $4,104 · -50.0% YoY. Source: county tax records.