447 W Longleaf Dr #1614 · Auburn, AL 36830

$195,000

2 bd · 2.0 ba · 1,012 sqft · Condo public records · 142 Days on market

Built 2002 $193/sqft · 11% below area Est $220k · 11% under

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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 +12.5/15.0
• Cash flow +10.4/30.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained first-level condo located in the gated Longleaf Villas community, offering a functional two-bedroom layout with generous living space. The den features a large storage closet, providing added convenience rarely found in similar units. Currently tenant-occupied through the summer, this property presents an excellent opportunity for investors or buyers planning for August occupancy. Enjoy a screened-in front patio, perfect for relaxing outdoors. The refrigerator, washer, and dryer convey with the property, and HOA dues include trash service, cable, internet, landscaping, exterior insurance, and building maintenance—making for low-maintenance living in a desirable community.

Key facts

• Large storage closet
• Community pool
• Built 2002

Tags

• LARGE STORAGE CLOSET
• SCREENED-IN FRONT PATIO
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (11.2% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• 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.
• Market conditions: Rents rising fast (+5.4%/yr); 899 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 142 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $195k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $171,600 (12.0% 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 142 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (median comp): $219,594
• List price: $195,000
• Delta: -11.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-33,982
• Equity at exit: $29,075

10-year hold

• IRR: -4.9%
• Equity multiple: 0.64×
• Total profit: $-19,669
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$81
• HOA est. from 23 same-building comps: −$190
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-105

Break-even live

Break-even rent $1,865

Max offer price $176,429

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-50	+0% $-105	+5% $-160	+10% $-216
Rent	-10% $-242	-5% $-174	+0% $-105	+5% $-37	+10% $32
Rate	-1.0pp $-7	-0.5pp $-56	base $-105	+0.5pp $-156	+1.0pp $-207

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1958 Sara St Auburn, AL	3.0	2.0	1244	$1,400	$1.13	14d	1	0.49mi
1276 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,500	$1.79	14d	1	0.88mi
1233 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,200	$1.57	14d	1	0.99mi
1761 Wire Rd Auburn, AL	2.0	2.5	1117	$1,400	$1.25	21d	1	1.03mi
1761 Wire Rd Auburn, AL	2.0	2.5	1084	$1,375	$1.27	44d	2	1.03mi
1007 Stonegate Dr Auburn, AL	3.0	2.0	1440	$1,900	$1.32	44d	1	1.13mi
1385 S Donahue Dr Auburn, AL	1.0–2.0	1.0–2.0	913	$1,600	$1.75	14d	1	1.17mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trashinternetcablelandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $195,000 Active 142 DOM
2. 2026-06-17
   days on market $195,000 Active 141 DOM
3. 2026-06-16
   days on market $195,000 Active 140 DOM
4. 2026-06-15
   days on market $195,000 Active 139 DOM
5. 2026-06-14
   days on market $195,000 Active 137 DOM
6. 2026-06-13
   days on market $195,000 Active 136 DOM
7. 2026-06-10
   days on market $195,000 Active 134 DOM
8. 2026-06-09
   days on market $195,000 Active 133 DOM
9. 2026-06-08
   days on market $195,000 Active 132 DOM
10. 2026-06-07
    days on market $195,000 Active 131 DOM
11. 2026-06-05
    days on market $195,000 Active 128 DOM
12. 2026-06-03
    days on market $195,000 Active 127 DOM
13. 2026-06-02
    days on market $195,000 Active 126 DOM
14. 2026-06-01
    days on market $195,000 Active 125 DOM
15. 2026-05-31
    days on market $195,000 Active 124 DOM
16. 2026-05-30
    days on market $195,000 Active 123 DOM
17. 2026-05-05
    price $199,900 702-char remark

    Show marketing remark (702 chars)

    Well-maintained first-level condo located in the gated Longleaf Villas community, offering a functional two-bedroom layout with generous living space. The den features a large storage closet, providing added convenience rarely found in similar units. Currently tenant-occupied through the summer, this property presents an excellent opportunity for investors or buyers planning for August occupancy. Enjoy a screened-in front patio, perfect for relaxing outdoors. The refrigerator, washer, and dryer convey with the property, and HOA dues include trash service, cable, internet, landscaping, exterior insurance, and building maintenance—making for low-maintenance living in a desirable community.

18. 2026-05-01
    price $205,000 702-char remark

    Show marketing remark (702 chars)

    Well-maintained first-level condo located in the gated Longleaf Villas community, offering a functional two-bedroom layout with generous living space. The den features a large storage closet, providing added convenience rarely found in similar units. Currently tenant-occupied through the summer, this property presents an excellent opportunity for investors or buyers planning for August occupancy. Enjoy a screened-in front patio, perfect for relaxing outdoors. The refrigerator, washer, and dryer convey with the property, and HOA dues include trash service, cable, internet, landscaping, exterior insurance, and building maintenance—making for low-maintenance living in a desirable community.

19. 2026-03-04
    price $210,000 702-char remark

    Show marketing remark (702 chars)

    Well-maintained first-level condo located in the gated Longleaf Villas community, offering a functional two-bedroom layout with generous living space. The den features a large storage closet, providing added convenience rarely found in similar units. Currently tenant-occupied through the summer, this property presents an excellent opportunity for investors or buyers planning for August occupancy. Enjoy a screened-in front patio, perfect for relaxing outdoors. The refrigerator, washer, and dryer convey with the property, and HOA dues include trash service, cable, internet, landscaping, exterior insurance, and building maintenance—making for low-maintenance living in a desirable community.

20. 2026-01-27
    listed $214,000 Active 702-char remark

    Show marketing remark (702 chars)

    Well-maintained first-level condo located in the gated Longleaf Villas community, offering a functional two-bedroom layout with generous living space. The den features a large storage closet, providing added convenience rarely found in similar units. Currently tenant-occupied through the summer, this property presents an excellent opportunity for investors or buyers planning for August occupancy. Enjoy a screened-in front patio, perfect for relaxing outdoors. The refrigerator, washer, and dryer convey with the property, and HOA dues include trash service, cable, internet, landscaping, exterior insurance, and building maintenance—making for low-maintenance living in a desirable community.

21. 2024-03-14
    historical $1,200
22. 2023-12-13
    listed $1,200
23. 2022-06-20
    listed $185,000 Active
24. 2016-05-26
    soldstatus $91,000

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,150 · $179/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 ≥105°F today · 20 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: $20,778
• − Mortgage interest: −$10,923
• − Property taxes: −$2,150
• − Insurance: −$975
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$2,280
• − Depreciation: −$5,673
• Taxable loss: −$4,547
• Est. tax savings @ 24.0%: +$1,091
• After-tax cash flow: $-170/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

+119.7% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $199,900 LCMLS
• 2026-05-01 Price Changed $205,000 LCMLS
• 2026-03-04 Price Changed $210,000 LCMLS
• 2026-01-27 Listed $214,000 LCMLS
• 2024-03-14 Rental Removed $1,200 APPFOLIO
• 2023-12-13 Listed for Rent $1,200 APPFOLIO
• 2022-06-20 Listed $185,000 LCMLS
• 2016-05-26 Sold (Public Records) $91,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,150 · +4.2% YoY. Source: county tax records.