Darcy Plan · Auburn, AL 36832

$315,000

3 bd · 2.5 ba · 1,707 sqft · SingleFamily · 48 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Cash flow +3.6/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Mimms Trail - The Gables Townhomes are NOW SELLING! Mimms Trail is a thoughtfully designed single-family home community located in Auburn, Alabama, offering a peaceful setting ideal for families. Surrounded by green space and scenic views, the community features a strong emphasis on outdoor living and connection. Residents enjoy a well-rounded collection of amenities including a community pool, lake, garden, walking trails, and sidewalk-lined streets, perfect for active lifestyles and everyday enjoyment. Mimms Trail is zoned for Auburn City Schools, including the highly sought-after Ogletree Elementary School, making it a top choice for families. Conveniently located with quick access to I

Key facts

• Community pool
• Walking trails
• Quick access to i-85

Tags

• COMMUNITY POOL
• WALKING TRAILS
• SIDEWALK LINED STREETS
• ZONED FOR AUBURN CITY SCHOOLS
• QUICK ACCESS TO I-85

Property features AI

Finance

• Other: Address: 2637 Rutland Rd, Auburn, AL 36832
• Financial info: List price $315,000

Exterior

• Home design: Darcy plan (new construction, Plan inventory type)
• Construction: Built in 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total bathrooms)
• Interior features: Open living area (1,707 finished square feet)

🏗️ New construction. The $315,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $455,249.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.7% below list).
• Recommended offer: $228k (27.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Ogletree Elementary School (math 62% / reading 74%, grade B+, #33 of 627 statewide, top 5%, 511 students, 25% FRL); Drake Middle School (math 44% / reading 69%, grade B, #16 of 257 statewide, top 6%, 711 students, 31% FRL); Auburn High School (math 54% / reading 50%, grade D+, #11 of 305 statewide, top 4%, 2,143 students, 27% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 368 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• At $2,276/mo this rent would consume 64% 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 $3k of loan paydown is wiped out by about $14k 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 48 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $227,626 (27.7% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.50% ✗
• Cap rate: 2.74%
• Cash-on-cash: -12.69%
• DSCR: 0.44
• GRM: 16.7

CMA / ARV

• ARV (median comp): $455,249
• List price: $315,000
• Delta: -30.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2606 Rutland Rd	0.12mi	3/2.0	1,649 (-3%)	1mo	$413,030	$250	86
2673 Rutland Rd	0.05mi	3/2.0	1,633 (-4%)	9mo	$408,037	$250	81
2622 Rutland Rd	0.15mi	3/2.0	1,807 (+6%)	4mo	$423,720	$234	78
3082 Mimms Trail Trl	0.16mi	3/2.0	1,807 (+6%)	7mo	$415,790	$230	75
2585 Rutland Rd	0.13mi	3/2.0	1,807 (+6%)	9mo	$422,777	$234	75
3073 Mimms Trail Trl	0.18mi	3/2.0	1,582 (-7%)	8mo	$378,000	$239	71
2611 Mimms Ln	0.64mi	3/2.0	1,799 (+5%)	3mo	$440,000	$245	57
2639 Mimms Ln	0.56mi	3/2.0	1,851 (+8%)	6mo	$415,000	$224	53
246 Driver Ln	0.50mi	4/3.0 (+1)	1,942 (+14%)	0mo	$395,250	$204	46
2473 Mimms Ln	0.61mi	3/2.0	1,889 (+11%)	8mo	$389,000	$206	45
304 Nicklaus Ct	0.56mi	4/3.0 (+1)	1,942 (+14%)	1mo	$392,900	$202	43
2456 Mimms Ln	0.62mi	3/2.0	1,959 (+15%)	8mo	$427,000	$218	38

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: -36.6%
• Equity multiple: -0.19×
• Total profit: $-152,068
• Equity at exit: $67,879

10-year hold

• IRR: -34.3%
• Equity multiple: -0.65×
• Total profit: $-209,899
• Equity at exit: $39,362

Cash invested: $127,470 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$2,387
• Tax est. 1.5%: −$569 /mo · $6,829/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-1,348

Break-even live

Break-even rent $3,982

Max offer price $260,209

Occupancy floor —

Sensitivity live

Price	-10% $-1,033	-5% $-1,191	+0% $-1,348	+5% $-1,505	+10% $-1,662
Rent	-10% $-1,528	-5% $-1,438	+0% $-1,348	+5% $-1,258	+10% $-1,168
Rate	-1.0pp $-1,119	-0.5pp $-1,232	base $-1,348	+0.5pp $-1,466	+1.0pp $-1,586

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: $113,812
• Closing costs: $13,657
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
632 Shropshire DR Auburn, AL	3.0	2.0	1230	$2,450	$1.99	15d	1	0.15mi
138 Northern Flicker Dr Auburn, AL	3.0	3.0	2085	$2,500	$1.20	15d	1	0.60mi
2472 Mimms Ln Auburn, AL	3.0	2.0	1944	$2,500	$1.29	45d	1	0.65mi
3297 S College St Auburn, AL	2.0–3.0	2.0	1232	$1,500	$1.22	45d	1	0.80mi

Listing history 18 events

1. 2026-06-21
   days on market $315,000 Active 48 DOM
2. 2026-06-18
   days on market $315,000 Active 45 DOM
3. 2026-06-17
   days on market $315,000 Active 44 DOM
4. 2026-06-16
   days on market $315,000 Active 43 DOM
5. 2026-06-15
   days on market $315,000 Active 42 DOM
6. 2026-06-14
   days on market $315,000 Active 40 DOM
7. 2026-06-13
   days on market $315,000 Active 39 DOM
8. 2026-06-10
   days on market $315,000 Active 37 DOM
9. 2026-06-09
   days on market $315,000 Active 36 DOM
10. 2026-06-08
    days on market $315,000 Active 35 DOM
11. 2026-06-07
    days on market $315,000 Active 34 DOM
12. 2026-06-05
    days on market $315,000 Active 31 DOM
13. 2026-06-03
    days on market $315,000 Active 30 DOM
14. 2026-06-02
    days on market $315,000 Active 29 DOM
15. 2026-06-01
    days on market $315,000 Active 28 DOM
16. 2026-05-31
    days on market $315,000 Active 27 DOM
17. 2026-05-30
    days on market $315,000 Active 26 DOM
18. 2026-05-04
    listed $315,000 Active 925-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $27,315
• − Mortgage interest: −$25,501
• − Property taxes: −$6,829
• − Insurance: −$2,276
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$13,244
• Taxable loss: −$24,905
• Est. tax savings @ 24.0%: +$5,977
• After-tax cash flow: $-10,197/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