135 Denali Ln · Auburn, AL 36832

$400,000

4 bd · 2.0 ba · 2,039 sqft · SingleFamily public records · 21 Days on market

Built 2012 10,454 sqft lot $196/sqft · at area comps Est $435k · 8% 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).

• ARV discount +11.1/15.0
• Cash flow +8.2/30.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 4 Bedroom, 3 Bath house in a desirable location. Large kitchen with lots of cabinets, stainless appliances, and eat-in area. Large backyard area with privacy fence, covered patio with an outdoor fireplace. Nice neighborhood with pool. Irrigation system. Lots of attic storage.

Key facts

• Flexible layout
• Screened porch
• Greenhouse

Tags

• FLEXIBLE LAYOUT
• SCREENED PORCH
• WOOD BURNING FIREPLACE
• FENCED BACKYARD
• GREENHOUSE
• SEPARATE STORAGE BUILDING

Property features AI

Finance

• Other: Subdivision: SOLAMERE
• HOA & community: Homeowners association with community pool

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Cable available; Public water available; Sewer connected
• Home design: Residential property; One and one-half stories
• Construction: Block, cement siding and stone construction; Slab foundation
• Exterior features: Covered porch; Storage; Privacy fencing; Community pool

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven; Microwave
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Electric heating; Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Pantry; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (35.3% below list).
• Recommended offer: $259k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 (+6.2%/yr); 359 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• At $2,587/mo this rent would consume 73% 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 $12k 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 21 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $250k; list at $400k implies a 60% gain — meaningful room to come down on a strong offer.

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 $258,702 (35.3% 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: 0.65% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 12.9

CMA / ARV

• ARV (median comp): $434,918
• List price: $400,000
• Delta: -8.03%
• 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
1756 Denali Ct	0.20mi	3/2.0 (-1)	1,920 (-6%)	1mo	$355,000	$185	75
159 Solamere Ln	0.15mi	3/2.5 (-1)	2,051 (+1%)	16mo	$355,000	$173	72
123 Solamere Ln	0.06mi	4/3.0	2,302 (+13%)	2mo	$395,000	$172	70
369 Lightness Dr	0.41mi	4/2.5	2,132 (+5%)	3mo	$385,000	$181	69
390 Lightness Dr	0.47mi	3/2.5 (-1)	2,025 (-1%)	4mo	$325,000	$160	66
1786 Kenai Pass	0.21mi	3/2.5 (-1)	2,270 (+11%)	4mo	$365,000	$161	61
1717 Solamere Ct	0.17mi	3/2.5 (-1)	2,333 (+14%)	3mo	$362,500	$155	59
374 Lightness Dr	0.44mi	3/2.5 (-1)	1,999 (-2%)	13mo	$320,000	$160	58
373 Lightness Dr	0.42mi	5/3.0 (+1)	2,134 (+5%)	10mo	$369,000	$173	56
331 Lightness Dr	0.33mi	4/2.5	2,320 (+14%)	10mo	$356,000	$153	51
363 Lightness Dr	0.39mi	4/3.5	2,300 (+13%)	7mo	$415,000	$180	49
440 Lightness Dr	0.51mi	3/3.0 (-1)	1,755 (-14%)	12mo	$335,000	$191	34

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: -20.0%
• Equity multiple: 0.29×
• Total profit: $-80,010
• Equity at exit: $59,641

10-year hold

• IRR: -8.1%
• Equity multiple: 0.43×
• Total profit: $-63,306
• Equity at exit: $34,585

Cash invested: $112,000 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,587 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-370

Break-even live

Break-even rent $3,055

Max offer price $334,661

Occupancy floor —

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Richland Rd Auburn, AL	4.0	1.0–3.5	1157	$3,300	$2.85	13d	97	0.80mi
1007 Stonegate Dr Auburn, AL	3.0	2.0	1440	$1,900	$1.32	43d	1	1.38mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $400,000 Pending 21 DOM
2. 2026-06-05
   days on market $400,000 Active 20 DOM
3. 2026-06-03
   days on market $400,000 Active 19 DOM
4. 2026-06-02
   days on market $400,000 Active 18 DOM
5. 2026-06-01
   days on market $400,000 Active 17 DOM
6. 2026-05-31
   days on market $400,000 Active 16 DOM
7. 2026-05-30
   days on market $400,000 Active 15 DOM
8. 2026-05-15
   listed $400,000 Active 1742-char remark
9. 2019-06-20
   soldstatus $250,000 286-char remark

   Show marketing remark (286 chars)

   Very nice 4 Bedroom, 3 Bath house in a desirable location. Large kitchen with lots of cabinets, stainless appliances, and eat-in area. Large backyard area with privacy fence, covered patio with an outdoor fireplace. Nice neighborhood with pool. Irrigation system. Lots of attic storage.

10. 2019-06-20
    soldstatus $250,000

    Show marketing remark (286 chars)

    Very nice 4 Bedroom, 3 Bath house in a desirable location. Large kitchen with lots of cabinets, stainless appliances, and eat-in area. Large backyard area with privacy fence, covered patio with an outdoor fireplace. Nice neighborhood with pool. Irrigation system. Lots of attic storage.

11. 2019-04-12
    listed $268,000 286-char remark

    Show marketing remark (286 chars)

    Very nice 4 Bedroom, 3 Bath house in a desirable location. Large kitchen with lots of cabinets, stainless appliances, and eat-in area. Large backyard area with privacy fence, covered patio with an outdoor fireplace. Nice neighborhood with pool. Irrigation system. Lots of attic storage.

12. 2011-07-28
    soldstatus $27,000

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,792 · $149/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $31,044
• − Mortgage interest: −$22,406
• − Property taxes: −$1,792
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − Depreciation: −$11,636
• Taxable loss: −$11,757
• Est. tax savings @ 24.0%: +$2,822
• After-tax cash flow: $-1,617/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

+1381.5% since first listed

6 events — show timeline

• 2026-06-05 Pending — LCMLS
• 2026-05-15 Listed $400,000 LCMLS
• 2019-06-20 Sold (Public Records) $250,000 Public Records
• 2019-06-20 Sold (MLS) $250,000 LCMLS
• 2019-04-12 Listed $268,000 LCMLS
• 2011-07-28 Sold (Public Records) $27,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,792 · +7.2% YoY. Source: county tax records.