1669 Old Wrights Mill Rd · Auburn, AL 36830

$280,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 41 Days on market

Built 1966 0.49 ac lot $233/sqft · at area comps Est $273k · at est.

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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 +13.0/30.0
• ARV discount +6.4/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.49 acre lot
• 2 parking spots
• Built 1966

Property features AI

Finance

• Other: Directions: From Downtown Auburn, take E Glenn Avenue toward Opelika Road. Turn right onto Dean Road, then left onto Wrights Mill Road. Continue approximately 1 mile and turn onto Old Wrights Mill Road. Property will be on the left.
• HOA & community: No association amenities

Exterior

• Parking: Carport (2 car spaces)
• Utilities: Electricity available; Public water available; Septic tank sewer
• Home design: Residential single-story; Brick construction
• Construction: Brick construction; One-level layout
• Exterior features: No fencing; Approximately 0.49-acre lot

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-16 ($-193/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (24.1% below list).
• Recommended offer: $212k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Auburn Early Education Center (443 students, 28% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 899 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 36% 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 41 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,496 (24.1% 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 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $273,253
• List price: $280,000
• Delta: 2.47%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Millbranch Dr	0.28mi	3/2.0	1,329 (+11%)	4mo	$275,000	$207	62

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-41,348
• Equity at exit: $41,749

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-15,551
• Equity at exit: $24,209

Cash invested: $78,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-16

Break-even live

Break-even rent $2,145

Max offer price $277,157

Occupancy floor 96%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1385 S Donahue Dr Auburn, AL	1.0–2.0	1.0–2.0	913	$1,600	$1.75	13d	1	0.85mi
1114 S College St Apt 1-201 Auburn, AL	4.0	4.0	1400	$2,400	$1.71	21d	1	1.24mi

Listing history 17 events

1. 2026-06-18
   days on market $280,000 Active 41 DOM
2. 2026-06-17
   days on market $280,000 Active 40 DOM
3. 2026-06-16
   days on market $280,000 Active 39 DOM
4. 2026-06-15
   days on market $280,000 Active 38 DOM
5. 2026-06-14
   days on market $280,000 Active 36 DOM
6. 2026-06-13
   days on market $280,000 Active 35 DOM
7. 2026-06-10
   days on market $280,000 Active 33 DOM
8. 2026-06-09
   days on market $280,000 Active 32 DOM
9. 2026-06-08
   days on market $280,000 Active 31 DOM
10. 2026-06-07
    days on market $280,000 Active 30 DOM
11. 2026-06-05
    days on market $280,000 Active 27 DOM
12. 2026-06-03
    days on market $280,000 Active 26 DOM
13. 2026-06-02
    days on market $280,000 Active 25 DOM
14. 2026-06-01
    days on market $280,000 Active 24 DOM
15. 2026-05-31
    days on market $280,000 Active 23 DOM
16. 2026-05-30
    days on market $280,000 Active 22 DOM
17. 2026-05-08
    listed $280,000 Active 669-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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $25,500
• − Mortgage interest: −$15,684
• − Property taxes: −$1,318
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$8,145
• Taxable loss: −$5,128
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $1,038/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

1 event — show timeline

• 2026-05-08 Listed $280,000 LCMLS

Property tax history

+5.4%/yr

Latest (2025): $1,318 · +5.4% YoY. Source: county tax records.