1100 Stonegate Dr · Auburn, AL 36832

$65,000

3 bd · 2.0 ba · 1,280 sqft · MultiFamily · 26 Days on market

Built 1995 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Mobile home for sale in Auburn, AL, located in a quiet and established mobile home community directly across from the Auburn University College of Veterinary Medicine. The community has a Tiger Transit bus stop, offering quick and convenient access to Auburn University & acirc; & euro; & trade; s campus. The community has many ammenities such as trash pickup, lawn care, and a pool. Please note: this sale is for the mobile home only. Land/lot is not included in the sale and is expected to be ~$540/month. Buyer is responsible for community approval.

Key facts

• Pool
• Lawn care
• Trash pickup

Tags

• MOBILE HOME COMMUNITY
• TIGER TRANSIT BUS STOP
• QUICK ACCESS TO CAMPUS
• TRASH PICKUP
• LAWN CARE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,746/mo this rent would consume 49% of the median local household income ($43k/yr) (locally 2503% 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 $449 of loan paydown is wiped out by about $2k 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 + 6.2% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.69% ✓
• Cap rate: 23.47%
• Cash-on-cash: 61.34%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: 63.8%
• Equity multiple: 4.00×
• Total profit: $54,510
• Equity at exit: $9,692

10-year hold

• IRR: 69.3%
• Equity multiple: 9.19×
• Total profit: $149,123
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $930

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1761 Wire Rd Auburn, AL	2.0	2.5	1117	$1,400	$1.25	21d	1	0.09mi
1761 Wire Rd Auburn, AL	2.0	2.5	1084	$1,375	$1.27	44d	2	0.09mi
1007 Stonegate Dr Auburn, AL	3.0	2.0	1440	$1,900	$1.32	44d	1	0.22mi
1233 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,200	$1.57	13d	1	0.43mi
1276 Tigers Tail Trl Auburn, AL	2.0	2.5	1400	$2,500	$1.79	13d	1	0.44mi
387 Webster Rd Unit 47 Auburn, AL	2.0	2.0	952	$975	$1.02	13d	1	0.95mi
387 Webster Rd Unit 132 Auburn, AL	2.0	2.0	980	$975	$0.99	44d	1	0.95mi
1114 S College St Apt 1-201 Auburn, AL	4.0	4.0	1400	$2,400	$1.71	21d	1	1.30mi
1958 Sara St Auburn, AL	3.0	2.0	1244	$1,400	$1.13	13d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $65,000 Active 26 DOM
2. 2026-06-17
   days on market $65,000 Active 25 DOM
3. 2026-06-16
   days on market $65,000 Active 24 DOM
4. 2026-06-15
   days on market $65,000 Active 23 DOM
5. 2026-06-14
   days on market $65,000 Active 21 DOM
6. 2026-06-13
   days on market $65,000 Active 20 DOM
7. 2026-06-10
   days on market $65,000 Active 18 DOM
8. 2026-06-09
   days on market $65,000 Active 17 DOM
9. 2026-06-08
   days on market $65,000 Active 16 DOM
10. 2026-06-07
    days on market $65,000 Active 15 DOM
11. 2026-06-05
    days on market $65,000 Active 12 DOM
12. 2026-06-03
    days on market $65,000 Active 11 DOM
13. 2026-06-02
    days on market $65,000 Active 10 DOM
14. 2026-06-01
    days on market $65,000 Active 9 DOM
15. 2026-05-31
    days on market $65,000 Active 8 DOM
16. 2026-05-30
    days on market $65,000 Active 7 DOM
17. 2026-05-24
    listed $65,000 Active
18. 2025-05-11
    historical $625
19. 2025-05-02
    price $625
20. 2025-04-17
    listed $650
21. 2024-07-20
    historical $1,650
22. 2024-07-10
    price $1,650
23. 2024-06-25
    listed $1,850
24. 2023-07-24
    historical

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,954
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$1,891
• Taxable income: $10,770
• Est. tax owed @ 24.0%: −$2,585
• After-tax cash flow: $8,579/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas needing attention include the exterior siding, flooring, and interior walls.

Repairs flagged

• Major siding — Significant wear and tear
• Major flooring — Worn and uneven
• Major interior walls — Painted walls show wear

Value-add opportunities

• Resale paint exterior — Enhances curb appeal
• Rental replace flooring — Improves tenant satisfaction
• Both repair walls — Restores structural integrity and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls · Painted walls show wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint exterior — Enhances curb appeal ↑
• Rental replace flooring — Improves tenant satisfaction ↑
• Both repair walls — Restores structural integrity and aesthetic appeal ↑

ⓘ 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

+3413.5% since first listed

8 events — show timeline

• 2026-05-24 Listed $65,000 FSBO.com
• 2025-05-11 Rental Removed $625 APPFOLIO
• 2025-05-02 Price Changed $625 APPFOLIO
• 2025-04-17 Listed for Rent $650 APPFOLIO
• 2024-07-20 Rental Removed $1,650 RENT.
• 2024-07-10 Price Changed $1,650 RENT.
• 2024-06-25 Listed for Rent $1,850 RENT.
• 2023-07-24 Rental Removed — APPFOLIO