807 W Longleaf Dr #10 · Auburn, AL 36832

$319,900

4 bd · 4.0 ba · 1,778 sqft · Condo · 8 Days on market

Built 2006 $189/mo HOA · 7% of rent

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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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained two-level 4/4 condo in Eagles Landing. Each room has private bath, large closet, and ceiling fan. Two bedrooms downstairs, two up. Private den/study/lounge area upstairs (insulated), walk-in convenient attic storage and laundry room with tile floor. New tile floors in all bathrooms '18, new dishwasher '18, new front-loading washer/dryer '19. New tile floor in laundry '19. New wood stairs and wood flooring in 2nd story bedrooms '19. Kitchen faucet, soap dispenser, sink, granite countertop, tile backsplash, garbage disposal '20. New range/oven '21. New HVAC '22. Covered front porch. Combined six parking spaces for residents and guests at front. 48-hr showing notice, please. One tenant has a dog she will remove. Rent $1500/mo with 3 out of 4 bedrooms occupied. Tenants moving out in July and not renewing lease.

Key facts

• Hardwood flooring
• Spacious living area
• New hvac

Tags

• PRIVATE EN-SUITE BATH
• SPACIOUS LIVING AREA
• PRIVATE DEN
• NEW HVAC
• NEW WOOD STAIRS
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Located in the Eagles Landing Condominiums subdivision; Directions: Heading south on College St, take a right onto Longleaf at the light. Turn left at Eagles Landing and unit is on right.
• HOA & community: Homeowners association present with monthly fee of $189

Exterior

• Utilities: Cable available; Electricity available; Water available
• Home design: Condominium residence; Two levels
• Construction: Brick veneer exterior; Slab foundation; Built area above grade: 1,778
• Exterior features: No fencing; No pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Eat-in kitchen layout
• Bathrooms: 4 full bathrooms total; 2 main-level bathrooms
• Heating & cooling: Heat pump heating and cooling; Ceiling fans for comfort
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (18.7% below list).
• Recommended offer: $260k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Auburn Early Education Center (443 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 359 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,601/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 $2k of loan paydown is wiped out by about $10k 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 8 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.
• Current owner paid $245k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,127 (18.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.39×
• Total profit: $-54,737
• Equity at exit: $47,698

10-year hold

• IRR: -3.6%
• Equity multiple: 0.72×
• Total profit: $-24,681
• Equity at exit: $27,659

Cash invested: $89,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$133
• HOA: −$189
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-181

Break-even live

Break-even rent $2,831

Max offer price $287,887

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-91	+0% $-181	+5% $-272	+10% $-362
Rent	-10% $-387	-5% $-284	+0% $-181	+5% $-78	+10% $24
Rate	-1.0pp $-20	-0.5pp $-100	base $-181	+0.5pp $-264	+1.0pp $-348

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 Haley Ln Apt 1301 Auburn, AL	5.0	5.5	2100	$4,175	$1.99	14d	1	0.82mi
1958 Sara St Auburn, AL	3.0	2.0	1244	$1,400	$1.13	14d	1	0.98mi
1007 Stonegate Dr Auburn, AL	3.0	2.0	1440	$1,900	$1.32	44d	1	1.11mi
2472 Mimms Ln Auburn, AL	3.0	2.0	1944	$2,500	$1.29	44d	1	1.39mi

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $319,900 Active 8 DOM
2. 2026-06-17
   days on market $319,900 Active 7 DOM
3. 2026-06-16
   days on market $319,900 Active 6 DOM
4. 2026-06-15
   days on market $319,900 Active 5 DOM
5. 2026-06-14
   days on market $319,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $319,900 Active 2 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: $2,836 · $236/mo
• Projected year-2 tax: $2,836 · $236/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 7/10 Severe 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $31,215
• − Mortgage interest: −$17,919
• − Property taxes: −$2,836
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − HOA: −$2,268
• − Depreciation: −$9,306
• Taxable loss: −$7,708
• Est. tax savings @ 24.0%: +$1,850
• After-tax cash flow: $-325/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

+166.8% since first listed

6 events — show timeline

• 2026-06-10 Listed $319,900 LCMLS
• 2023-05-05 Sold (Public Records) $245,000 Public Records
• 2023-05-05 Sold (MLS) $245,000 LCMLS
• 2023-04-08 Pending — LCMLS
• 2023-04-04 Listed $245,000 LCMLS
• 2015-09-15 Sold (Public Records) $119,900 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,836 · +7.0% YoY. Source: county tax records.