546 Boykin St · Auburn, AL 36832

$150,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 10 Days on market

Built 1942 0.43 ac lot Est $210k · 29% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Attention investors! This promising investment property is just a short walk from the University and Drake Middle School. House is being Sold AS IS.

Key facts

• 0.43 acre lot
• Built 1942
• Listed 10 days

Tags

• SHORT WALK FROM UNIVERSITY

Property features AI

Finance

• Other: Directions: Head down North Donahue Dr, turn left onto Martin Luther King Jr Dr, then right onto Boykin St. The house will be on the right with a sign in the yard.
• HOA & community: No association amenities

Exterior

• Utilities: Cable available; Natural gas available; Public water available; Sewer connected
• Home design: Residential single-story home; One level
• Construction: Masonite exterior; 1,024 finished square feet; Built as a single-story structure
• Exterior features: No fencing; Lot in the Toomer subdivision

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas and electric heating; No central cooling listed
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.0% 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.
• Zoned schools: Wrights Mill Road Elementary School (math 65% / reading 75%, grade A-, #26 of 627 statewide, top 4%, 397 students, 33% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 359 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,059/mo this rent would consume 58% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $150,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.37% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $209,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 Carlisle Dr	0.07mi	3/2.0	1,080 (+6%)	3mo	$216,000	$200	81
364 Frazier St	0.55mi	2/1.0 (-1)	1,022 (-0%)	3mo	$210,000	$205	67
718 Ellis St	0.27mi	3/2.0	1,074 (+5%)	13mo	$223,000	$208	64
314 Byrd St	0.60mi	3/1.0	1,050 (+2%)	9mo	$212,000	$202	60
833 Lunsford Dr	0.51mi	3/1.0	1,056 (+3%)	14mo	$215,000	$204	59
841 Lunsford Dr	0.53mi	3/2.0	1,112 (+9%)	1mo	$234,000	$210	56
336 Byrd St	0.58mi	3/1.0	1,066 (+4%)	12mo	$171,000	$160	56
368 Frazier St	0.54mi	2/1.0 (-1)	949 (-7%)	3mo	$210,000	$221	55
513 N Donahue Dr	0.23mi	3/2.0	1,175 (+15%)	13mo	$220,000	$187	50
329 Byrd St	0.61mi	3/2.0	1,104 (+8%)	6mo	$215,000	$195	50
876 Zellars Ct	0.23mi	3/2.0	1,167 (+14%)	16mo	$240,000	$206	49
1121 Dunford Ave	0.67mi	2/1.0 (-1)	888 (-13%)	12mo	$220,000	$248	31

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: 16.0%
• Equity multiple: 1.67×
• Total profit: $27,965
• Equity at exit: $22,365

10-year hold

• IRR: 26.7%
• Equity multiple: 3.68×
• Total profit: $112,562
• Equity at exit: $12,969

Cash invested: $42,000 (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 36832

• Home prices YoY: -23.3%
• Rents YoY: 6.2%
• Active inventory: 359
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $715

Break-even live

Break-even rent $1,155

Max offer price $150,000

Occupancy floor 60%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 N Donahue Dr Auburn, AL	1.0–3.0	1.0–3.0	1080	$1,650	$1.53	43d	1	0.20mi
340 N Donahue Dr Unit A103 Auburn, AL	2.0	2.0	944	$2,800	$2.97	43d	1	0.34mi
836 W Glenn Ave #212 Auburn, AL	2.0	2.0	1200	$2,000	$1.67	13d	1	0.44mi
981 Pleasant Ave Auburn, AL	3.0	2.0	1268	$1,650	$1.30	43d	1	0.52mi
577 Piper Ave Auburn, AL	3.0	2.0	1289	$2,550	$1.98	21d	1	0.69mi
535 Heritage Ct Auburn, AL	2.0	3.0	1150	$3,500	$3.04	43d	1	0.78mi
1200 Martin Luther King Dr Auburn, AL	2.0	1.0	846	$1,000	$1.18	13d	1	0.78mi
121 Wright St Unit 1E Auburn, AL	2.0	2.0	950	$2,500	$2.63	43d	1	0.79mi
Ross Park 3/3 TH Auburn, AL	3.0	3.0	1495	$1,575	$1.05	43d	1	0.79mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	43d	1	0.83mi
122 N College St Unit 1 Auburn, AL	2.0	2.0	1010	$1,600	$1.58	21d	1	0.91mi
1550 Richland Rd Auburn, AL	4.0	1.0–3.5	1157	$2,650	$2.29	13d	97	0.92mi
145 E Magnolia Ave #311 Auburn, AL	2.0	2.0	1233	$3,500	$2.84	43d	1	0.97mi
640 N Ross St Auburn, AL	1.0–3.0	1.0–3.0	927	$1,775	$1.91	13d	1	1.16mi
427 Harper Ave Auburn, AL	2.0	2.0	1136	$1,400	$1.23	43d	1	1.17mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	43d	1	1.20mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	13d	3	1.21mi
507 E Glenn Ave Auburn, AL	2.0	1.0	876	$1,250	$1.43	13d	1	1.32mi
516 E Glenn Ave Auburn, AL	1.0–2.0	1.0–2.0	775	$1,495	$1.93	13d	1	1.35mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,800	$2.11	43d	1	1.48mi

Listing history 4 events

1. 2026-04-19
   status Pending
2. 2026-04-09
   listed $150,000 Active
3. 2023-10-04
   status Pending
4. 2023-09-02
   listed $66,000 Active

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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 76% 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: $24,712
• − Mortgage interest: −$8,402
• − Property taxes: −$757
• − Insurance: −$750
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$4,364
• Taxable income: $6,485
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $7,020/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

+127.3% since first listed

4 events — show timeline

• 2026-04-19 Pending — LCMLS
• 2026-04-09 Listed $150,000 LCMLS
• 2023-10-04 Pending — LCMLS
• 2023-09-02 Listed $66,000 LCMLS

Property tax history

+6.6%/yr

Latest (2025): $757 · +0.0% YoY. Source: county tax records.