1009 Gentry Dr #1009 · Auburn, AL 36830

$205,000

2 bd · 2.0 ba · 1,134 sqft · Condo · 34 Days on market

Built 1997 $181/sqft · 8% below area Est $224k · 8% under $180/mo HOA · 11% of rent

---

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 +11.2/15.0
• Cash flow +8.5/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY WELL MAINTAINED 2bed/2bath condo all on 1-level. Open Concept living/kitchen area. Kitchen features SS appliances and plenty of storage and counter space. Both bedrooms are spacious and have walk in closets and ensuite baths. Covered parking and a covered patio area for grilling + additional storage makes this home perfect students, Gameday, starter home. HOA dues are $180/month and cover exterior maintenance & lawn care. The home has been updated with the following: New roof 5 years ago, NEW HVAC 2021, Exterior pressured washed. * Living Room furniture can convey with acceptable offer * *

Key facts

• Centrally located
• Neighborhood pool
• $180 HOA

Tags

• BUILT-IN RENTAL INCOME
• CENTRALLY LOCATED
• NEIGHBORHOOD POOL

Property features AI

Finance

• Other: Subdivision: Residences of Central Park
• HOA & community: Homeowners association with clubhouse and grounds maintenance; Community pool; Association fee: $180

Exterior

• Parking: Covered carport (2 spaces); Detached parking; Additional/other parking — see remarks
• Utilities: Electricity available; Water available; Sewer connected
• Home design: Condominium; One story; Slab foundation; Cement siding
• Construction: Cement siding; Slab foundation
• Exterior features: Covered front porch and patio; Community pool; Accessible entrance; No fencing

Interior

• Kitchen: Cooktop; Electric range; Microwave
• Flooring: Carpet; Simulated wood; Tile
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Kitchen island
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (19.7% below list).
• Recommended offer: $165k (19.7% 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 (+5.4%/yr); 899 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $163k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $164,659 (19.7% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 10.4

CMA / ARV

• ARV (median comp): $223,556
• List price: $205,000
• Delta: -8.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.36% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.29×
• Total profit: $-40,581
• Equity at exit: $30,566

10-year hold

• IRR: -8.2%
• Equity multiple: 0.43×
• Total profit: $-32,557
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$85
• HOA: −$180
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-179

Break-even live

Break-even rent $1,874

Max offer price $173,304

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Harvard Dr Auburn, AL	2.0	2.5	1273	$1,600	$1.26	44d	1	0.18mi
846 Choctaw Ave Auburn, AL	3.0	2.0	1158	$1,600	$1.38	44d	1	0.40mi
555 N Dean Rd Auburn, AL	2.0	2.0	1235	$1,625	$1.32	44d	1	0.55mi
555 N Dean Rd Auburn, AL	1.0–2.0	1.0–2.0	895	$1,495	$1.67	21d	1	0.55mi
2260 E University Dr Auburn, AL	1.0–2.0	1.0–2.0	777	$1,264	$1.63	13d	8	0.59mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,000	$1.51	44d	1	0.61mi
420 N Dean Rd Auburn, AL	1.0–3.0	1.0–2.0	840	$1,310	$1.56	13d	1	0.72mi
374 Cherry St Auburn, AL	3.0	2.0	1460	$2,400	$1.64	21d	1	0.76mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	44d	1	0.88mi
1365 Gatewood Dr Unit W-302 Auburn, AL	2.0	1.0	977	$1,650	$1.69	13d	1	0.89mi
640 N Ross St Auburn, AL	1.0–3.0	1.0–3.0	927	$1,388	$1.50	13d	1	0.95mi
427 Harper Ave Auburn, AL	2.0	2.0	1136	$1,400	$1.23	44d	1	1.21mi
601 N Gay St Auburn, AL	2.0	2.0	1150	$1,700	$1.48	44d	1	1.26mi
507 E Glenn Ave Auburn, AL	2.0	1.0	876	$1,250	$1.43	13d	1	1.28mi
106 Oak St Unit 106 Auburn, AL	3.0	2.0	1298	$1,350	$1.04	21d	1	1.28mi
516 E Glenn Ave Auburn, AL	1.0–2.0	1.0–2.0	775	$1,495	$1.93	13d	1	1.31mi
535 Heritage Ct Auburn, AL	2.0	3.0	1150	$3,500	$3.04	44d	1	1.34mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	13d	3	1.39mi
4150 Academy Dr Opelika, AL	1.0–2.0	1.0–2.0	1050	$1,550	$1.48	13d	3	1.49mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Likely covers: landscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $205,000 Active 34 DOM
2. 2026-06-17
   days on market $205,000 Active 33 DOM
3. 2026-06-16
   days on market $205,000 Active 32 DOM
4. 2026-06-15
   days on market $205,000 Active 31 DOM
5. 2026-06-14
   days on market $205,000 Active 29 DOM
6. 2026-06-13
   days on market $205,000 Active 28 DOM
7. 2026-06-10
   days on market $205,000 Active 26 DOM
8. 2026-06-09
   days on market $205,000 Active 25 DOM
9. 2026-06-08
   days on market $205,000 Active 24 DOM
10. 2026-06-07
    days on market $205,000 Active 23 DOM
11. 2026-06-05
    days on market $205,000 Active 20 DOM
12. 2026-06-03
    days on market $205,000 Active 19 DOM
13. 2026-06-02
    days on market $205,000 Active 18 DOM
14. 2026-06-01
    days on market $205,000 Active 17 DOM
15. 2026-05-31
    days on market $205,000 Active 16 DOM
16. 2026-05-30
    days on market $205,000 Active 15 DOM
17. 2026-05-15
    listed $205,000 Active 361-char remark
18. 2022-02-14
    soldstatus $162,700

    Show marketing remark (609 chars)

    VERY WELL MAINTAINED 2bed/2bath condo all on 1-level. Open Concept living/kitchen area. Kitchen features SS appliances and plenty of storage and counter space. Both bedrooms are spacious and have walk in closets and ensuite baths. Covered parking and a covered patio area for grilling + additional storage makes this home perfect students, Gameday, starter home. HOA dues are $180/month and cover exterior maintenance & lawn care. The home has been updated with the following: New roof 5 years ago, NEW HVAC 2021, Exterior pressured washed. * Living Room furniture can convey with acceptable offer * *

19. 2022-02-01
    listed $160,000

    Show marketing remark (609 chars)

    VERY WELL MAINTAINED 2bed/2bath condo all on 1-level. Open Concept living/kitchen area. Kitchen features SS appliances and plenty of storage and counter space. Both bedrooms are spacious and have walk in closets and ensuite baths. Covered parking and a covered patio area for grilling + additional storage makes this home perfect students, Gameday, starter home. HOA dues are $180/month and cover exterior maintenance & lawn care. The home has been updated with the following: New roof 5 years ago, NEW HVAC 2021, Exterior pressured washed. * Living Room furniture can convey with acceptable offer * *

20. 2009-12-28
    listed $104,900

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,759
• − Mortgage interest: −$11,483
• − Property taxes: −$1,677
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$2,160
• − Depreciation: −$5,964
• Taxable loss: −$5,711
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $-782/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

+95.4% since first listed

4 events — show timeline

• 2026-05-15 Listed $205,000 LCMLS
• 2022-02-14 Sold (MLS) $162,700 LCMLS
• 2022-02-01 Listed $160,000 LCMLS
• 2009-12-28 Listed $104,900 LCMLS

Property tax history

+9.3%/yr

Latest (2025): $1,677 · +0.0% YoY. Source: county tax records.