1333/1335 Kent Dr · Auburn, AL 36830

$260,000

4 bd · 4.0 ba · 1,820 sqft · MultiFamily · 2 Days on market

Built 1994 Good condition 0.25 ac lot

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Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

An excellent investment opportunity in a great location in Auburn! This duplex sits on . 25 acre and has a total of 1820 sq ft! Both units are leased through 7/26/27 and are in good condition, plus each bedroom has a private bathroom!1333 is currently leased for $825 and 1335 is leased for $850. All brick, both units upgraded the HVAC in 2024. NO HOA FEES!

Key facts

• No hoa fees
• Private bathroom
• Upgraded hvac

Tags

• DUPLEX
• PRIVATE BATHROOM
• UPGRADED HVAC
• NO HOA FEES

Property features AI

Finance

• Financial info: Unit 1 actual rent $825; Unit 2 actual rent $850
• HOA & community: No association amenities

Exterior

• Parking: Open parking
• Utilities: Sewer connected; Water available
• Home design: Multi-family residential duplex; Single-story
• Construction: Brick construction
• Exterior features: Quarter-acre lot; Sewer connected; Water available; Located in the Chappell subdivision; Directions: Coming from E. University, turn onto Kent Dr; duplex will be on your right

Interior

• Bedrooms: Each unit has 2 bedrooms
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Central electric air conditioning; Electric heating
• Interior features: Two 2-bedroom, 2-bath units (each unit unfurnished)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive. Per door: $337/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 9.4% 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: Cary Woods Elementary School (520 students, 42% FRL); Drake Middle School (math 44% / reading 69%, grade B, #16 of 257 statewide, top 6%, 711 students, 31% FRL); Auburn High School (math 54% / reading 50%, grade D+, #11 of 305 statewide, top 4%, 2,143 students, 27% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 907 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• At $3,127/mo this rent would consume 53% of the median local household income ($70k/yr) (locally 2961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $8,413
• Equity at exit: $38,767

10-year hold

• IRR: 14.6%
• Equity multiple: 2.31×
• Total profit: $95,486
• Equity at exit: $22,480

Cash invested: $72,800 (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 36830

• Rents YoY: 5.4%
• Active inventory: 907
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,127 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $674

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 73%

Sensitivity live

Price	-10% $853	-5% $763	+0% $674	+5% $584	+10% $494
Rent	-10% $426	-5% $550	+0% $674	+5% $797	+10% $921
Rate	-1.0pp $804	-0.5pp $740	base $674	+0.5pp $606	+1.0pp $538

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,128
Total (2 units)			$3,127

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
379 Butternut Dr Auburn, AL	3.0	2.0	1641	$2,250	$1.37	23d	1	0.09mi
433 Cherry St Auburn, AL	3.0	2.5	1760	$2,300	$1.31	46d	1	0.42mi
374 Cherry St Auburn, AL	3.0	2.0	1460	$2,400	$1.64	23d	1	0.44mi
106 Oak St Unit 106 Auburn, AL	3.0	2.0	1298	$1,350	$1.04	23d	1	0.70mi
720 Harper Ave Auburn, AL	4.0	2.0	1320	$2,800	$2.12	46d	1	0.79mi
1117 Rustic Ridge Rd Auburn, AL	3.0	2.0	1550	$1,700	$1.10	46d	1	0.93mi
650 DeKalb St Auburn, AL	2.0–3.0	2.5–3.0	1326	$2,800	$2.11	46d	1	1.05mi
1900 Samford Trace Ct Auburn, AL	3.0	1.0–3.0	1048	$2,031	$1.94	15d	1	1.05mi
129 Carolina Ct Auburn, AL	3.0	2.5	1796	$2,650	$1.48	46d	1	1.05mi
637 Homewood Dr Auburn, AL	3.0	3.0	1921	$2,500	$1.30	46d	1	1.12mi
2317 Riverwood Dr Auburn, AL	3.0	2.5	1534	$2,400	$1.56	23d	1	1.21mi
1180 E University Dr Auburn, AL	3.0	3.0	2222	$2,400	$1.08	15d	1	1.22mi
1618 Professional Pkwy Auburn, AL	3.0	2.0	1641	$2,100	$1.28	46d	1	1.26mi
Ross Park 3/3 Duplex Auburn, AL	3.0	3.0	1448	$1,762	$1.22	15d	3	1.32mi
675 Nissa Ct Auburn, AL	3.0	3.0	1500	$1,850	$1.23	46d	1	1.32mi

Listing history 3 events

1. 2026-06-15
   statusdays on market $260,000 Pending 2 DOM
2. 2026-06-13
   remarks 358-char remark
3. 2026-06-13
   listed $260,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 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: $37,524
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,002
• − Management: −$3,002
• − Depreciation: −$7,564
• Taxable income: $4,192
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $7,076/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained duplex is in good condition with no major repairs needed. Upgrades to the exterior and HVAC can significantly boost its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Rental Replace HVAC filters — Maintains comfort and reduces utility costs
• Both Upgrade lighting fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Rental Replace HVAC filters — Maintains comfort and reduces utility costs ↑
• Both Upgrade lighting fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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): 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

• 2026-06-12 Listed $260,000 LCMLS