1673 Poplar Ridge Dr · Auburn, AL 36830

$304,900

3 bd · 1.0 ba · 1,587 sqft · SingleFamily public records · 37 Days on market

Built 2000 Est $362k · 16% under ↓ 5% since listing

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Why this score? — see what drove the C- 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 +14.6/15.0
• Cash flow +13.6/30.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this 3 bedroom 2 bathroom, 1587 square feet home in Camden Ridge Subdivision. This home is ready for you to add your own personal touch! It is priced to sell and won& apos; t last long. Contact Liberty @ 334-524-4066 to see the home.

Key facts

• Built 2000
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $19 ($225/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (23.4% below list).
• Recommended offer: $234k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 40% 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 $9k 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 37 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $233,540 (23.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $361,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1694 Poplar Ridge Dr	0.07mi	3/2.5	1,624 (+2%)	6mo	$302,000	$186	82
2019 Highridge Ln	0.15mi	3/2.0	1,672 (+5%)	4mo	$332,900	$199	77
1531 Fallen Oaks Ct	0.10mi	3/2.0	1,701 (+7%)	6mo	$369,900	$217	74
1710 Woodsome Cir	0.26mi	3/2.5	1,709 (+8%)	4mo	$425,000	$249	66
1872 Shadow Bend Ln	0.54mi	3/2.0	1,509 (-5%)	1mo	$398,719	$264	62
1831 Shadow Bend Ln	0.43mi	3/2.0	1,517 (-4%)	9mo	$325,000	$214	61
1603 Whiskey Run Ln	0.52mi	3/2.5	1,678 (+6%)	8mo	$414,500	$247	53
1945 Armistead Ln	0.60mi	3/2.0	1,652 (+4%)	10mo	$328,000	$199	52
2008 Burt's Gap Loop	0.73mi	3/2.0	1,596 (+1%)	11mo	$364,561	$228	52
2012 Burt's Gap Loop	0.71mi	3/2.0	1,649 (+4%)	8mo	$406,353	$246	50
1538 Dartmouth Dr	0.54mi	3/2.5	1,706 (+8%)	11mo	$410,000	$240	47
2033 Armistead Ln	0.56mi	4/2.0 (+1)	1,804 (+14%)	5mo	$345,000	$191	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 · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-42,675
• Equity at exit: $45,462

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-11,736
• Equity at exit: $26,362

Cash invested: $85,372 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $19

Break-even live

Break-even rent $2,312

Max offer price $304,900

Occupancy floor 94%

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Piedmont Dr Auburn, AL	3.0	2.0	1824	$2,300	$1.26	43d	1	0.15mi
1960 Armistead Ln Auburn, AL	3.0	2.5	1923	$2,400	$1.25	21d	1	0.57mi
1742 Woodland Pines Ln Auburn, AL	3.0	2.0	1380	$2,500	$1.81	13d	1	0.78mi
1415 Sarah Ln Unit 403 Auburn, AL	3.0	3.5	1715	$2,400	$1.40	21d	1	0.99mi

Listing history 18 events

1. 2026-06-18
   days on market $304,900 Active 37 DOM
2. 2026-06-17
   days on market $304,900 Active 36 DOM
3. 2026-06-17
   price $304,900 Active 35 DOM
4. 2026-06-16
   days on market $319,999 Active 35 DOM
5. 2026-06-15
   days on market $319,999 Active 34 DOM
6. 2026-06-14
   days on market $319,999 Active 32 DOM
7. 2026-06-13
   days on market $319,999 Active 31 DOM
8. 2026-06-10
   days on market $319,999 Active 29 DOM
9. 2026-06-09
   days on market $319,999 Active 28 DOM
10. 2026-06-08
    days on market $319,999 Active 27 DOM
11. 2026-06-07
    days on market $319,999 Active 26 DOM
12. 2026-06-05
    days on market $319,999 Active 23 DOM
13. 2026-06-03
    days on market $319,999 Active 22 DOM
14. 2026-06-02
    days on market $319,999 Active 21 DOM
15. 2026-06-01
    days on market $319,999 Active 20 DOM
16. 2026-05-31
    days on market $319,999 Active 19 DOM
17. 2026-05-30
    days on market $319,999 Active 18 DOM
18. 2026-05-12
    listed $319,999 Active 236-char remark

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$47/yr (+$4/mo · 3.9%)

ⓘ 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 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,025
• − Mortgage interest: −$17,079
• − Property taxes: −$1,203
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$8,870
• Taxable loss: −$5,136
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $1,457/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

-4.7% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $304,900 FSBO.com
• 2026-05-12 Listed $319,999 FSBO.com

Property tax history

+3.3%/yr

Latest (2022): $1,203 · +11.0% YoY. Source: county tax records.