806 Choctaw Ave · Auburn, AL 36830

$249,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 7 Days on market

Built 1985 5,227 sqft lot Est $266k · 6% 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).

• Cash flow +11.3/30.0
• ARV discount +10.4/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this charming 3 bedroom 2 bath all brick home right in heart of Auburn. This home features a double carport, fenced in backyard, and a tiled sunroom right off the back, perfect for entertaining friends and family. No carpet! Step inside to discover an inviting living space filled with natural light and functional layout ideal for everyday living. This property boast a generous yard with mature landscaping, providing plenty of room to relax, garden, or enjoy outdoor gatherings. Come see this lovely home today!

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1985

Property features AI

Finance

• Other: Subdivision: SHELTON PARK; Zoning: DDH; Directions: From Shug Jordan Pkwy toward the Auburn Mall, turn right onto Dekalb Street then left on Choctaw Ave; house on the right.
• HOA & community: No association amenities

Exterior

• Parking: 2-space carport
• Utilities: Cable available; Electricity available; Water available; Sewer connected
• Home design: One-story residence; Residential property
• Construction: Brick veneer and clapboard exterior; Slab foundation
• Exterior features: Rear covered screened porch; Porch; Storage; Privacy fencing in back yard

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Simulated wood; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Wood-burning fireplace; Storage
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.2% below list).
• Recommended offer: $189k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $188,629 (24.2% 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: 0.76% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $266,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Cheyenne Ave	0.10mi	3/2.0	1,232 (+1%)	6mo	$250,000	$203	84
900 Hollins Rd	0.31mi	3/2.0	1,205 (-1%)	4mo	$260,000	$216	77
770 Whitaker Ln	0.34mi	3/2.0	1,196 (-2%)	7mo	$250,000	$209	71
832 Twin Forks Ave	0.23mi	2/2.0 (-1)	1,158 (-5%)	4mo	$250,000	$216	69
764 Bruce Ct	0.27mi	2/2.0 (-1)	1,170 (-4%)	7mo	$260,000	$222	66
1010 Dekalb St	0.18mi	2/2.0 (-1)	1,144 (-6%)	8mo	$251,000	$219	66
1156 Overwood Ct	0.47mi	3/2.0	1,333 (+10%)	2mo	$299,000	$224	57
944 Sandstone Ln	0.65mi	3/2.0	1,295 (+6%)	1mo	$300,000	$232	54
889 Hollins Rd	0.30mi	3/2.0	1,369 (+13%)	8mo	$291,000	$213	54
356 Embry Ln	0.69mi	3/2.0	1,140 (-6%)	10mo	$295,000	$259	45
1008 Gentry Dr	0.51mi	4/2.0 (+1)	1,350 (+11%)	9mo	$240,000	$178	41
333 Tullahoma Dr	0.59mi	3/2.0	1,371 (+13%)	10mo	$315,000	$230	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 · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.40×
• Total profit: $-41,526
• Equity at exit: $37,127

10-year hold

• IRR: -4.8%
• Equity multiple: 0.66×
• Total profit: $-23,997
• Equity at exit: $21,529

Cash invested: $69,720 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-90

Break-even live

Break-even rent $2,000

Max offer price $233,180

Occupancy floor 100%

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: $62,250
• Closing costs: $7,470
• 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	43d	1	0.06mi
807 Harvard Dr Auburn, AL	2.0	2.5	1273	$1,600	$1.26	43d	1	0.57mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,800	$2.11	43d	1	0.61mi
2260 E University Dr Auburn, AL	1.0–2.0	1.0–2.0	777	$1,264	$1.63	13d	8	0.68mi
555 N Dean Rd Auburn, AL	2.0	2.0	1235	$1,625	$1.32	43d	1	0.73mi
555 N Dean Rd Auburn, AL	1.0–2.0	1.0–2.0	895	$1,495	$1.67	21d	1	0.73mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	43d	1	0.75mi
640 N Ross St Auburn, AL	1.0–3.0	1.0–3.0	927	$1,775	$1.91	13d	1	0.88mi
1365 Gatewood Dr Unit W-302 Auburn, AL	2.0	1.0	977	$1,650	$1.69	13d	1	0.92mi
420 N Dean Rd Auburn, AL	1.0–3.0	1.0–2.0	840	$1,575	$1.88	13d	1	0.99mi
374 Cherry St Auburn, AL	3.0	2.0	1460	$2,400	$1.64	21d	1	1.09mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	43d	1	1.09mi
535 Heritage Ct Auburn, AL	2.0	3.0	1150	$3,500	$3.04	43d	1	1.21mi
720 Harper Ave Auburn, AL	4.0	2.0	1320	$2,800	$2.12	43d	1	1.22mi
427 Harper Ave Auburn, AL	2.0	2.0	1136	$1,400	$1.23	43d	1	1.25mi
507 E Glenn Ave Auburn, AL	2.0	1.0	876	$1,250	$1.43	13d	1	1.38mi
516 E Glenn Ave Auburn, AL	1.0–2.0	1.0–2.0	775	$1,495	$1.93	13d	1	1.42mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	13d	3	1.45mi
Ross Park 3/3 TH Auburn, AL	3.0	3.0	1495	$1,575	$1.05	43d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $249,000 Active 7 DOM
2. 2026-06-17
   days on market $249,000 Active 6 DOM
3. 2026-06-16
   days on market $249,000 Active 5 DOM
4. 2026-06-15
   days on market $249,000 Active 4 DOM
5. 2026-06-14
   days on market $249,000 Active 2 DOM
6. 2026-06-13
   statusdays on market $249,000 Active 1 DOM
7. 2026-06-10
   days on market $249,000 Coming Soon 8 DOM
8. 2026-06-09
   days on market $249,000 Coming Soon 7 DOM
9. 2026-06-08
   days on market $249,000 Coming Soon 6 DOM
10. 2026-06-07
    days on market $249,000 Coming Soon 5 DOM
11. 2026-06-05
    days on market $249,000 Coming Soon 2 DOM
12. 2026-06-03
    remarks 524-char remark
13. 2026-06-03
    remarks 518-char remark
14. 2026-06-03
    listed $249,000 Coming Soon 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $22,635
• − Mortgage interest: −$13,948
• − Property taxes: −$2,042
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$7,244
• Taxable loss: −$5,465
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $237/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

1 event — show timeline

• 2026-06-02 Coming Soon $249,000 LCMLS

Property tax history

+5.4%/yr

Latest (2025): $2,042 · +7.0% YoY. Source: county tax records.