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Anniston vs Auburn for Rental Property Investing

Side-by-side comparison of Anniston, AL and Auburn, AL — cap rates, rent, prices, and investment metrics.

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Anniston wins 3–0 across key metrics
Anniston leads on cash flow (4.86% vs 4.20% cap rate)
Metric
Anniston, AL
Auburn, AL
Est. Cap Rate
4.86%
4.20%
Median Home Price
$170,000
$340,000
Median Monthly Rent
$920
$1,640
1% Rule
0.54%
0.48%
GRM
15.4x
17.3x
Price / Income
3.4x
6.9x
Property Tax Rate
0.42%
0.42%
Vacancy Rate
6.4%
6.4%
Population Growth
0.8% / yr
0.8% / yr
Annual Appreciation
2.3%
2.3%
Population
50,000
50,000
Median Income
$49,614
$49,614

Anniston vs Auburn: Which Is Better for Investors?

Cash flow: Anniston has the edge with an estimated cap rate of 4.86% compared to Auburn's 4.20%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $170,000 in Anniston vs $340,000 in Auburn, while rents come in at $920/mo and $1,640/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.

Growth & appreciation: Anniston is growing faster at 0.8% annually vs Auburn's 0.8%. Anniston leads on home value appreciation at 2.3% per year.

Costs & risk: Property taxes are 0.42% in Anniston vs 0.42% in Auburn. Vacancy rates of 6.4% and 6.4% are mixed — Auburn has the tighter rental market.

Entry point: Anniston offers a lower entry at $170K vs Auburn's $340K — a difference of $170K. With a 20% down payment, that's $34K vs $68K. Anniston combines the lower price with a higher cap rate — a compelling combination.

Bottom line: Anniston edges out Auburn on most key metrics. While cap rates are moderate at 4.86%, Anniston's overall profile is stronger. Use our free calculators to model specific deals in Anniston or Auburn.

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Anniston, AL
4.86% cap rate · $170,000 median · $920/mo
Full analysis →
Auburn, AL
4.20% cap rate · $340,000 median · $1,640/mo
Full analysis →

Frequently Asked Questions

Is Anniston or Auburn better for rental investing?
Anniston wins 3–0 across our 7 key metrics (cap rate, 1% rule, GRM, taxes, vacancy, growth, appreciation). Anniston's 4.86% cap rate and $170K median price offer both higher returns and a lower entry point.
What is the cap rate difference between Anniston and Auburn?
Anniston has a 4.86% cap rate vs Auburn's 4.20% — a difference of 0.66 percentage points. This is a relatively small difference — other factors like growth, taxes, and local market conditions may matter more. For context, the national average is 3.81%.
Which city has lower property taxes?
Auburn has lower property taxes at 0.42% vs 0.42%. On a $255K property, that's a difference of approximately $714/year in tax expense — money that goes directly to (or from) your cash flow.
Which city is growing faster?
Anniston is growing at 0.8% annually vs Auburn's 0.8%. Moderate growth provides stable demand. Anniston's appreciation rate of 2.3% also leads on home value growth.

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