1477 N Donahue Dr · Auburn, AL 36830

$299,000

2 bd · 3.0 ba · 198 sqft · MultiFamily public records · 35 Days on market

Built 2003

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Why this score? — see what drove the B- 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Direct sale by the OWNER to save you even more! This unit is far superior than any other homes sold at Donahue Crossing during past few of years because aside from FULL Hardwood floors, it has about $20,000 worth of NEW HVAC and Appliances installed during past one year. (There are also tenants who are ready to lease it at OVER $1,500 per month and fully pay it for one year in advance!) Luxury 2-story Modern Town-House: 1350 sq. ft, 2.5 Baths, 2 Bedrooms, Full NEW Quality Appliances, Parking, Storage, Patio, Pool, .. . Close to Auburn University, with access to Tiger bus transit. This unit has been always occupited by pet-free, smoke-free residents! NOTE: This home is equipped with NEW Sta

Key facts

• Full hardwood floors
• Quality appliances
• New hvac

Tags

• FULL HARDWOOD FLOORS
• NEW HVAC
• NEW APPLIANCES
• QUALITY APPLIANCES
• PATIO
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 899 active listings in the ZIP; 13 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).
• At $3,607/mo this rent would consume 62% of the median local household income ($70k/yr) (locally 2961% 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 $2k of loan paydown is wiped out by about $9k 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 + 5.4% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask is 15637% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $198k; list at $299k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.36% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $10,253
• Equity at exit: $44,582

10-year hold

• IRR: 14.8%
• Equity multiple: 2.33×
• Total profit: $111,137
• Equity at exit: $25,852

Cash invested: $83,720 (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: 899
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,607 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $783

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$3,608
Total (2 units)			$3,607

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Cameron Ct Auburn, AL	3.0	2.5	2273	$2,600	$1.14	21d	1	0.39mi
310 Briar Creek Cir Auburn, AL	3.0	3.0	1869	$1,950	$1.04	21d	1	0.70mi
830 N Donahue Dr Auburn, AL	1.0	1.0	670	$950	$1.42	13d	1	0.75mi
307 Lancaster Ave Auburn, AL	3.0	2.0	2200	$2,300	$1.05	13d	1	0.79mi
981 Pleasant Ave Auburn, AL	3.0	2.0	1268	$1,650	$1.30	44d	1	0.91mi
1415 Sarah Ln Unit 403 Auburn, AL	3.0	3.5	1715	$2,400	$1.40	21d	1	0.96mi
1649 N Donahue Dr Unit 5 Auburn, AL	1.0	1.0	925	$1,800	$1.95	13d	1	1.00mi
1550 Richland Rd Auburn, AL	4.0	1.0–3.5	1157	$2,000	$1.73	13d	97	1.16mi
577 Piper Ave Auburn, AL	3.0	2.0	1289	$2,550	$1.98	21d	1	1.20mi
449 N Donahue Dr Auburn, AL	1.0–3.0	1.0–3.0	1080	$1,125	$1.04	44d	1	1.28mi
836 W Glenn Ave #212 Auburn, AL	2.0	2.0	1200	$2,000	$1.67	13d	1	1.46mi
340 N Donahue Dr Unit A103 Auburn, AL	2.0	2.0	944	$2,800	$2.97	44d	1	1.47mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	44d	1	1.48mi

Listing history 33 events

1. 2026-06-16
   days on market $299,000 Active 35 DOM
2. 2026-06-15
   days on market $299,000 Active 34 DOM
3. 2026-06-14
   days on market $299,000 Active 32 DOM
4. 2026-06-13
   days on market $299,000 Active 31 DOM
5. 2026-06-10
   days on market $299,000 Active 29 DOM
6. 2026-06-09
   days on market $299,000 Active 28 DOM
7. 2026-06-08
   days on market $299,000 Active 27 DOM
8. 2026-06-07
   days on market $299,000 Active 26 DOM
9. 2026-06-05
   days on market $299,000 Active 23 DOM
10. 2026-06-03
    days on market $299,000 Active 22 DOM
11. 2026-06-02
    days on market $299,000 Active 21 DOM
12. 2026-06-01
    days on market $299,000 Active 20 DOM
13. 2026-05-31
    days on market $299,000 Active 19 DOM
14. 2026-05-30
    days on market $299,000 Active 18 DOM
15. 2026-05-12
    listed $299,000 Active 2648-char remark
16. 2025-12-26
    historical $1,900
17. 2025-12-08
    historical $1,900
18. 2025-12-05
    listed $1,900
19. 2025-12-02
    listed $1,825
20. 2025-05-01
    historical $1,770
21. 2025-01-24
    listed $1,770
22. 2025-01-23
    historical $1,800
23. 2024-11-26
    listed $1,800
24. 2024-06-23
    historical $1,800
25. 2024-06-12
    listed $1,800
26. 2022-05-26
    soldstatus $198,500
27. 2022-04-19
    listed $192,500
28. 2020-08-21
    soldstatus $155,000
29. 2020-07-23
    listed $157,000
30. 2017-04-28
    soldstatus $119,000
31. 2017-01-10
    listed $119,000
32. 2011-03-03
    listed $109,900
33. 2010-06-18
    listed $109,900

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $43,284
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,463
• − Management: −$3,463
• − Depreciation: −$8,698
• Taxable income: $4,932
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $8,215/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

-98.3% since first listed

18 events — show timeline

• 2025-12-26 Rental Removed $1,900 APPFOLIO
• 2025-12-08 Rental Removed $1,900 APPFOLIO
• 2025-12-05 Listed for Rent $1,900 APPFOLIO
• 2025-12-02 Listed for Rent $1,825 APPFOLIO
• 2025-05-01 Rental Removed $1,770 APPFOLIO
• 2025-01-24 Listed for Rent $1,770 APPFOLIO
• 2025-01-23 Rental Removed $1,800 APPFOLIO
• 2024-11-26 Listed for Rent $1,800 APPFOLIO
• 2024-06-23 Rental Removed $1,800 APPFOLIO
• 2024-06-12 Listed for Rent $1,800 APPFOLIO
• 2022-05-26 Sold (MLS) $198,500 LCMLS
• 2022-04-19 Listed $192,500 LCMLS
• 2020-08-21 Sold (MLS) $155,000 LCMLS
• 2020-07-23 Listed $157,000 LCMLS
• 2017-04-28 Sold (MLS) $119,000 LCMLS
• 2017-01-10 Listed $119,000 LCMLS
• 2011-03-03 Listed $109,900 LCMLS
• 2010-06-18 Listed $109,900 LCMLS