144 E University Dr · Auburn, AL 36832

$139,000

1 bd · 1.0 ba · — sqft · Townhouse · 44 Days on market

Built 1984 Good condition Est $184k · 24% under

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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 +15.0/15.0
• Cash flow +12.9/30.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Association amenities include the following: pool, tennis, basketball and volleyball courts. Dues of $132 a month include water/sewer, trash, pest control, lawn and pool maintenance. Only 2.3 miles from AU! This GROUND FLOOR 1 bed/1 bath condo features a wonderful floor plan. Tiger transit route stop. What's NEW: HVAC inside and out units, new Hot water tank, stove and dishwasher. Ready for you!

Key facts

• Ground floor
• Tennis courts
• Pool

Tags

• POOL
• TENNIS COURTS
• BASKETBALL COURTS
• VOLLEYBALL COURTS
• GROUND FLOOR

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public sewer
• Home design: Multi Family condominium; Residential property; Entry on lower floor (Unit 106 is on the bottom floor)
• Construction: Brick construction; Slab foundation
• Exterior features: On waterfront (water body: Other)

Interior

• Flooring: Laminate
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-132/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (13.5% below list).
• Recommended offer: $120k (13.5% 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.
• Market conditions: Rents rising fast (+6.2%/yr); 359 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); lower-income renter base — watch delinquency; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 34% of the median local income ($43k/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 $961 of loan paydown is wiped out by about $4k 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 44 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $120,204 (13.5% 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 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $184,015
• List price: $139,000
• Delta: -24.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 University Dr Unit D101	0.05mi	1/1.0	576	0mo	$133,750	$232	85
164 E University Dr Unit J102	0.11mi	1/1.0	576	2mo	$132,000	$229	81
168 E University Dr Unit L107	0.13mi	1/1.0	576	4mo	$135,000	$234	79
164 E University Dr Unit J204	0.12mi	2/2.0 (+1)	1,152	2mo	$200,000	$174	71
148 E University Dr Unit B207	0.05mi	2/2.5 (+1)	1,152	4mo	$209,000	$181	71
160 E University Dr Unit H108	0.17mi	1/1.0	576	11mo	$135,000	$234	70
152 E University Dr Unit D201	0.05mi	2/2.5 (+1)	1,152	6mo	$200,000	$174	70
162 E University Dr Unit I201	0.14mi	2/2.5 (+1)	1,152	6mo	$200,000	$174	65
154 E University Dr Unit E205	0.07mi	2/2.5 (+1)	1,152	10mo	$169,500	$147	65
1385 S Donahue Dr #2203	0.37mi	2/2.0 (+1)	913	2mo	$275,000	$301	60
1114 S College St #5104	0.51mi	2/2.0 (+1)	984	3mo	$285,000	$290	52
1114 S College St #4302	0.56mi	2/2.0 (+1)	955	6mo	$285,000	$298	48

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-19,237
• Equity at exit: $20,725

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-194
• Equity at exit: $12,018

Cash invested: $38,920 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-11

Break-even live

Break-even rent $1,216

Max offer price $137,410

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	$650	$0.71	13d	1	0.38mi
1761 Wire Rd Auburn, AL	2.0	2.5	1117	$1,400	$1.25	21d	1	1.33mi
1761 Wire Rd Auburn, AL	2.0	2.5	1084	$1,375	$1.27	44d	2	1.33mi
1276 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,500	$1.79	13d	1	1.43mi

Listing history 38 events

1. 2026-06-18
   days on market $139,000 Active 44 DOM
2. 2026-06-17
   days on market $139,000 Active 43 DOM
3. 2026-06-17
   price $139,000 Active 42 DOM
4. 2026-06-16
   days on market $149,000 Active 42 DOM
5. 2026-06-15
   days on market $149,000 Active 41 DOM
6. 2026-06-14
   days on market $149,000 Active 39 DOM
7. 2026-06-13
   days on market $149,000 Active 38 DOM
8. 2026-06-10
   days on market $149,000 Active 36 DOM
9. 2026-06-09
   days on market $149,000 Active 35 DOM
10. 2026-06-09
    price $149,000 Active 34 DOM
11. 2026-06-08
    days on market $160,000 Active 34 DOM
12. 2026-06-07
    days on market $160,000 Active 33 DOM
13. 2026-06-05
    days on market $160,000 Active 30 DOM
14. 2026-06-03
    days on market $160,000 Active 29 DOM
15. 2026-06-02
    days on market $160,000 Active 28 DOM
16. 2026-06-01
    days on market $160,000 Active 27 DOM
17. 2026-05-31
    days on market $160,000 Active 26 DOM
18. 2026-05-30
    days on market $160,000 Active 25 DOM
19. 2026-05-11
    historical Active Under Contract 399-char remark
20. 2026-05-04
    listed $150,000 Active 399-char remark
21. 2026-03-06
    historical $900
22. 2026-03-06
    historical $900
23. 2026-02-16
    listed $900
24. 2026-02-16
    historical $1,050
25. 2025-12-06
    listed $1,050
26. 2025-12-06
    listed $1,500
27. 2025-09-20
    historical $1,000
28. 2025-08-04
    historical $1,000
29. 2025-07-30
    listed $1,000
30. 2025-06-27
    listed $1,400
31. 2025-06-26
    historical $1,390
32. 2025-06-16
    listed $1,390
33. 2025-01-14
    historical $1,300
34. 2024-12-06
    listed $1,300
35. 2024-12-06
    historical $1,400
36. 2024-08-28
    listed $1,400
37. 2024-08-28
    historical $1,400
38. 2024-08-22
    listed $1,400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,424
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,044
• Taxable loss: −$2,493
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $467/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This ground-floor condo is in good condition with recent updates, ready for a new owner. The location, amenities, and fresh paint make it an attractive investment.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value.
• Both Replace outdoor lighting — Improves safety and enhances curb appeal.
• Both Upgrade flooring in living areas — Aesthetically pleasing and increases value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal. ↑
• Both Upgrade flooring in living areas — Aesthetically pleasing and increases value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9828.6% since first listed

24 events — show timeline

• 2026-06-16 Price Changed $139,000 LMMLS
• 2026-06-08 Price Changed $149,000 LMMLS
• 2026-05-27 Relisted — LMMLS
• 2026-05-27 Price Changed $160,000 LMMLS
• 2026-05-11 Contingent — LMMLS
• 2026-05-04 Listed $150,000 LMMLS
• 2026-03-06 Rental Removed $900 APPFOLIO
• 2026-03-06 Rental Removed $900 APPFOLIO
• 2026-02-16 Listed for Rent $900 APPFOLIO
• 2026-02-16 Rental Removed $1,050 APPFOLIO
• 2025-12-06 Listed for Rent $1,050 APPFOLIO
• 2025-12-06 Listed for Rent $1,500 APPFOLIO
• 2025-09-20 Rental Removed $1,000 APPFOLIO
• 2025-08-04 Rental Removed $1,000 APPFOLIO
• 2025-07-30 Listed for Rent $1,000 APPFOLIO
• 2025-06-27 Listed for Rent $1,400 APPFOLIO
• 2025-06-26 Rental Removed $1,390 APPFOLIO
• 2025-06-16 Listed for Rent $1,390 APPFOLIO
• 2025-01-14 Rental Removed $1,300 APPFOLIO
• 2024-12-06 Listed for Rent $1,300 APPFOLIO
• 2024-12-06 Rental Removed $1,400 APPFOLIO
• 2024-08-28 Listed for Rent $1,400 APPFOLIO
• 2024-08-28 Rental Removed $1,400 APPFOLIO
• 2024-08-22 Listed for Rent $1,400 APPFOLIO