836 Cahaba Dr · Auburn, AL 36830

$279,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 197 Days on market

Built 1968 9,583 sqft lot $192/sqft · 7% below area Est $300k · 7% under ↓ 8% since listing

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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).

• ARV discount +10.6/15.0
• Cash flow +9.7/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home in a fantastic neighborhood, featuring an all-brick exterior, beautiful knotted pine walls in select areas, and a sturdy metal roof. This one-level gem is perfectly priced for anyone seeking comfort and value.

Key facts

• Metal roof
• Brick home
• All brick exterior

Tags

• BRICK HOME
• ALL BRICK EXTERIOR
• KNOTTED PINE WALLS
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (27.5% below list).
• Recommended offer: $202k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 35% 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 $8k 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 197 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $202,348 (27.5% 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 197 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $299,634
• List price: $279,000
• Delta: -6.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Tullahoma Dr	0.25mi	3/2.0	1,371 (-5%)	10mo	$315,000	$230	70
863 Cahaba Dr	0.05mi	3/1.0	1,250 (-14%)	2mo	$320,000	$256	69
417 Jack Hampton Dr	0.37mi	3/3.5	1,440 (-1%)	12mo	$368,000	$256	66
317 Tullahoma Dr	0.19mi	3/2.0	1,597 (+10%)	11mo	$297,000	$186	65
573 Hudson Ter	0.35mi	4/3.0 (+1)	1,372 (-5%)	6mo	$550,000	$401	60
670 Craig Ct	0.60mi	3/2.0	1,507 (+4%)	13mo	$310,000	$206	55
551 Lincoln St	0.58mi	3/2.0	1,520 (+5%)	12mo	$230,000	$151	54
783 Iroquois Cir	0.69mi	3/2.0	1,570 (+8%)	2mo	$280,000	$178	52
436 Frazier St	0.73mi	3/2.0	1,500 (+3%)	11mo	$415,000	$277	52
215 W Drake Ave	0.67mi	2/2.0 (-1)	1,366 (-6%)	12mo	$645,000	$472	44
859 Dekalb St	0.72mi	3/2.0	1,611 (+11%)	11mo	$320,000	$199	38
424 Frazier St	0.75mi	3/2.0	1,631 (+12%)	10mo	$434,000	$266	36

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: -18.7%
• Equity multiple: 0.33×
• Total profit: $-52,208
• Equity at exit: $41,600

10-year hold

• IRR: -7.4%
• Equity multiple: 0.49×
• Total profit: $-39,785
• Equity at exit: $24,123

Cash invested: $78,120 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-186

Break-even live

Break-even rent $2,259

Max offer price $246,109

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-107	+0% $-186	+5% $-265	+10% $-344
Rent	-10% $-346	-5% $-266	+0% $-186	+5% $-106	+10% $-26
Rate	-1.0pp $-46	-0.5pp $-115	base $-186	+0.5pp $-258	+1.0pp $-332

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Mimosa Ave Auburn, AL	4.0	2.5	1528	$2,200	$1.44	44d	1	0.18mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	44d	1	0.27mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	44d	1	0.33mi
640 N Ross St Auburn, AL	1.0–3.0	1.0–3.0	927	$1,775	$1.91	13d	1	0.38mi
535 Heritage Ct Auburn, AL	2.0	3.0	1150	$3,500	$3.04	44d	1	0.47mi
510 Oak Meadow Ln Auburn, AL	3.0	2.0	1551	$1,800	$1.16	44d	1	0.51mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,800	$2.11	44d	1	0.54mi
427 Harper Ave Auburn, AL	2.0	2.0	1136	$1,400	$1.23	44d	1	0.77mi
555 N Dean Rd Auburn, AL	1.0–2.0	1.0–2.0	895	$1,495	$1.67	21d	1	0.79mi
555 N Dean Rd Auburn, AL	2.0	2.0	1235	$1,625	$1.32	44d	1	0.79mi
Ross Park 3/3 TH Auburn, AL	3.0	3.0	1495	$1,575	$1.05	44d	1	0.80mi
310 Briar Creek Cir Auburn, AL	3.0	3.0	1869	$1,950	$1.04	21d	1	0.82mi
846 Choctaw Ave Auburn, AL	3.0	2.0	1158	$1,600	$1.38	44d	1	0.87mi
449 N Donahue Dr Auburn, AL	1.0–3.0	1.0–3.0	1080	$1,650	$1.53	44d	1	0.92mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	13d	3	0.96mi
507 E Glenn Ave Auburn, AL	2.0	1.0	876	$1,250	$1.43	13d	1	0.96mi
516 E Glenn Ave Auburn, AL	1.0–2.0	1.0–2.0	775	$1,495	$1.93	13d	1	1.01mi
340 N Donahue Dr Unit A103 Auburn, AL	2.0	2.0	944	$2,800	$2.97	44d	1	1.02mi
122 N College St Unit 1 Auburn, AL	2.0	2.0	1010	$1,600	$1.58	21d	1	1.04mi
420 N Dean Rd Auburn, AL	1.0–3.0	1.0–2.0	840	$1,575	$1.88	13d	1	1.04mi
121 Wright St Unit 1E Auburn, AL	2.0	2.0	950	$2,500	$2.63	44d	1	1.05mi
807 Harvard Dr Auburn, AL	2.0	2.5	1273	$1,600	$1.26	44d	1	1.05mi
145 E Magnolia Ave #311 Auburn, AL	2.0	2.0	1233	$3,500	$2.84	44d	1	1.06mi
720 Harper Ave Auburn, AL	4.0	2.0	1320	$2,800	$2.12	44d	1	1.06mi
433 Cherry St Auburn, AL	3.0	2.5	1760	$2,300	$1.31	44d	1	1.17mi
129 Carolina Ct Auburn, AL	3.0	2.5	1796	$2,650	$1.48	45d	1	1.19mi
374 Cherry St Auburn, AL	3.0	2.0	1460	$2,400	$1.64	21d	1	1.19mi
1117 Rustic Ridge Rd Auburn, AL	3.0	2.0	1550	$1,700	$1.10	44d	1	1.21mi
981 Pleasant Ave Auburn, AL	3.0	2.0	1268	$1,650	$1.30	44d	1	1.44mi
836 W Glenn Ave #212 Auburn, AL	2.0	2.0	1200	$2,000	$1.67	13d	1	1.46mi
2260 E University Dr Auburn, AL	1.0–2.0	1.0–2.0	777	$1,264	$1.63	13d	8	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $279,000 Active 197 DOM
2. 2026-06-17
   days on market $279,000 Active 196 DOM
3. 2026-06-16
   days on market $279,000 Active 195 DOM
4. 2026-06-15
   days on market $279,000 Active 194 DOM
5. 2026-06-14
   days on market $279,000 Active 192 DOM
6. 2026-06-13
   days on market $279,000 Active 191 DOM
7. 2026-06-10
   days on market $279,000 Active 189 DOM
8. 2026-06-09
   days on market $279,000 Active 188 DOM
9. 2026-06-08
   days on market $279,000 Active 187 DOM
10. 2026-06-07
    days on market $279,000 Active 186 DOM
11. 2026-06-05
    days on market $279,000 Active 183 DOM
12. 2026-06-03
    pricedays on market $279,000 Active 182 DOM
13. 2026-05-08
    price $282,000 229-char remark

    Show marketing remark (229 chars)

    Charming brick home in a fantastic neighborhood, featuring an all-brick exterior, beautiful knotted pine walls in select areas, and a sturdy metal roof. This one-level gem is perfectly priced for anyone seeking comfort and value.

14. 2026-04-01
    price $290,000 229-char remark

    Show marketing remark (229 chars)

    Charming brick home in a fantastic neighborhood, featuring an all-brick exterior, beautiful knotted pine walls in select areas, and a sturdy metal roof. This one-level gem is perfectly priced for anyone seeking comfort and value.

15. 2026-02-16
    price $299,000 229-char remark

    Show marketing remark (229 chars)

    Charming brick home in a fantastic neighborhood, featuring an all-brick exterior, beautiful knotted pine walls in select areas, and a sturdy metal roof. This one-level gem is perfectly priced for anyone seeking comfort and value.

16. 2025-11-30
    listed $305,000 Active 229-char remark

    Show marketing remark (229 chars)

    Charming brick home in a fantastic neighborhood, featuring an all-brick exterior, beautiful knotted pine walls in select areas, and a sturdy metal roof. This one-level gem is perfectly priced for anyone seeking comfort and value.

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 75% 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: $24,282
• − Mortgage interest: −$15,628
• − Property taxes: −$2,465
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$8,116
• Taxable loss: −$7,208
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $-504/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

-7.5% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $282,000 LCMLS
• 2026-04-01 Price Changed $290,000 LCMLS
• 2026-02-16 Price Changed $299,000 LCMLS
• 2025-11-30 Listed $305,000 LCMLS

Property tax history

+6.7%/yr

Latest (2025): $2,465 · +0.0% YoY. Source: county tax records.