2201 Red Tail Ln · Auburn, AL 36879

$335,000

4 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 127 Days on market

Built 2007 7,405 sqft lot $210/sqft · at area comps Est $389k · 14% under ↓ 4% 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 +13.7/15.0
• Cash flow +10.7/30.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 4-bedroom, 2.5-bath residence in The Preserve, zoned for highly sought-after Auburn City Schools. Featuring new flooring throughout and fresh interior paint, this home is truly move-in ready with a bright, welcoming feel. The main level offers a spacious primary suite, providing comfort and convenience, while the inviting great room features a cozy fireplace—perfect for relaxing evenings or gathering with family and friends. The kitchen has been refreshed with new appliances and offers excellent functionality for both everyday living and entertaining. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, a home office, or hobbies. Step outside to enjoy the fenced backyard—ideal for pets, play, or outdoor entertaining. The roof was replaced in 2025 too! Residents of The Preserve enjoy wonderful neighborhood amenities, including a clubhouse and community pool, all in a prime location close to shopping, dining, and everything Auburn has to offer. This well-maintained, updated home is one you don’t want to miss!

Key facts

• New flooring
• New appliances
• Updated residence

Tags

• UPDATED RESIDENCE
• NEW FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS PRIMARY SUITE
• COZY FIREPLACE
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (29.9% below list).
• Recommended offer: $235k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 66 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).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (2.9% local appreciation)).
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,835 (29.9% 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 127 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.70% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (median comp): $388,605
• List price: $335,000
• Delta: -13.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Red Tail Ln	0.04mi	3/2.0 (-1)	1,715 (+8%)	11mo	$331,000	$193	70
2194 Quail Ct	0.13mi	3/2.0 (-1)	1,740 (+9%)	20mo	$335,000	$193	56
2227 Autumn Ridge Way	0.45mi	3/2.0 (-1)	1,548 (-3%)	14mo	$319,000	$206	55
2157 Autumn Ridge Way	0.32mi	3/2.0 (-1)	1,743 (+9%)	11mo	$325,000	$186	53
2203 Autumn Ridge Way	0.40mi	3/2.0 (-1)	1,772 (+11%)	23mo	$320,000	$181	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.30×
• Total profit: $28,143
• Equity at exit: $148,659

10-year hold

• IRR: 8.3%
• Equity multiple: 2.24×
• Total profit: $116,656
• Equity at exit: $227,580

Cash invested: $93,800 (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 36879

• Home prices YoY: 1.5%
• Active inventory: 66
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-160

Break-even live

Break-even rent $2,551

Max offer price $306,679

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.34mi
1960 Armistead Ln Auburn, AL	3.0	2.5	1923	$2,400	$1.25	21d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $335,000 Active 127 DOM
2. 2026-06-17
   days on market $335,000 Active 126 DOM
3. 2026-06-16
   days on market $335,000 Active 125 DOM
4. 2026-06-15
   days on market $335,000 Active 124 DOM
5. 2026-06-14
   days on market $335,000 Active 122 DOM
6. 2026-06-13
   days on market $335,000 Active 121 DOM
7. 2026-06-10
   days on market $335,000 Active 119 DOM
8. 2026-06-09
   days on market $335,000 Active 118 DOM
9. 2026-06-08
   days on market $335,000 Active 117 DOM
10. 2026-06-07
    days on market $335,000 Active 116 DOM
11. 2026-06-05
    days on market $335,000 Active 113 DOM
12. 2026-06-03
    days on market $335,000 Active 112 DOM
13. 2026-06-02
    days on market $335,000 Active 111 DOM
14. 2026-06-01
    days on market $335,000 Active 110 DOM
15. 2026-05-31
    days on market $335,000 Active 109 DOM
16. 2026-05-30
    days on market $335,000 Active 108 DOM
17. 2026-05-16
    price $335,000 1138-char remark

    Show marketing remark (1138 chars)

    Welcome home to this beautifully updated 4-bedroom, 2.5-bath residence in The Preserve, zoned for highly sought-after Auburn City Schools. Featuring new flooring throughout and fresh interior paint, this home is truly move-in ready with a bright, welcoming feel. The main level offers a spacious primary suite, providing comfort and convenience, while the inviting great room features a cozy fireplace—perfect for relaxing evenings or gathering with family and friends. The kitchen has been refreshed with new appliances and offers excellent functionality for both everyday living and entertaining. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, a home office, or hobbies. Step outside to enjoy the fenced backyard—ideal for pets, play, or outdoor entertaining. The roof was replaced in 2025 too! Residents of The Preserve enjoy wonderful neighborhood amenities, including a clubhouse and community pool, all in a prime location close to shopping, dining, and everything Auburn has to offer. This well-maintained, updated home is one you don’t want to miss!

18. 2026-03-26
    price $339,900 1138-char remark

    Show marketing remark (1138 chars)

    Welcome home to this beautifully updated 4-bedroom, 2.5-bath residence in The Preserve, zoned for highly sought-after Auburn City Schools. Featuring new flooring throughout and fresh interior paint, this home is truly move-in ready with a bright, welcoming feel. The main level offers a spacious primary suite, providing comfort and convenience, while the inviting great room features a cozy fireplace—perfect for relaxing evenings or gathering with family and friends. The kitchen has been refreshed with new appliances and offers excellent functionality for both everyday living and entertaining. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, a home office, or hobbies. Step outside to enjoy the fenced backyard—ideal for pets, play, or outdoor entertaining. The roof was replaced in 2025 too! Residents of The Preserve enjoy wonderful neighborhood amenities, including a clubhouse and community pool, all in a prime location close to shopping, dining, and everything Auburn has to offer. This well-maintained, updated home is one you don’t want to miss!

19. 2026-03-11
    price $345,000 1138-char remark

    Show marketing remark (1138 chars)

    Welcome home to this beautifully updated 4-bedroom, 2.5-bath residence in The Preserve, zoned for highly sought-after Auburn City Schools. Featuring new flooring throughout and fresh interior paint, this home is truly move-in ready with a bright, welcoming feel. The main level offers a spacious primary suite, providing comfort and convenience, while the inviting great room features a cozy fireplace—perfect for relaxing evenings or gathering with family and friends. The kitchen has been refreshed with new appliances and offers excellent functionality for both everyday living and entertaining. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, a home office, or hobbies. Step outside to enjoy the fenced backyard—ideal for pets, play, or outdoor entertaining. The roof was replaced in 2025 too! Residents of The Preserve enjoy wonderful neighborhood amenities, including a clubhouse and community pool, all in a prime location close to shopping, dining, and everything Auburn has to offer. This well-maintained, updated home is one you don’t want to miss!

20. 2026-02-11
    listed $349,900 Active 1138-char remark

    Show marketing remark (1138 chars)

    Welcome home to this beautifully updated 4-bedroom, 2.5-bath residence in The Preserve, zoned for highly sought-after Auburn City Schools. Featuring new flooring throughout and fresh interior paint, this home is truly move-in ready with a bright, welcoming feel. The main level offers a spacious primary suite, providing comfort and convenience, while the inviting great room features a cozy fireplace—perfect for relaxing evenings or gathering with family and friends. The kitchen has been refreshed with new appliances and offers excellent functionality for both everyday living and entertaining. Upstairs, you’ll find three additional bedrooms and a full bath, offering flexible space for guests, a home office, or hobbies. Step outside to enjoy the fenced backyard—ideal for pets, play, or outdoor entertaining. The roof was replaced in 2025 too! Residents of The Preserve enjoy wonderful neighborhood amenities, including a clubhouse and community pool, all in a prime location close to shopping, dining, and everything Auburn has to offer. This well-maintained, updated home is one you don’t want to miss!

ⓘ 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: $1,430 · $119/mo
• Projected year-2 tax: $1,430 · $119/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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $28,180
• − Mortgage interest: −$18,765
• − Property taxes: −$1,430
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$9,745
• Taxable loss: −$7,944
• Est. tax savings @ 24.0%: +$1,907
• After-tax cash flow: $-17/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
• City population: 80,251
• Population (ZIP): 2,975

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 8% Asian 2%
• Common ancestry: Italian 4% Slovak 3% Serbian 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 5% Korean 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: ▲ 2.90%
• Current HPI: 196.5735
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $335,000 LCMLS
• 2026-03-26 Price Changed $339,900 LCMLS
• 2026-03-11 Price Changed $345,000 LCMLS
• 2026-02-11 Listed $349,900 LCMLS

Property tax history

+3.9%/yr

Latest (2025): $1,430 · +5.2% YoY. Source: county tax records.