Beckett - Structure Price on Customer's Land Plan · Opelika, AL 36804

$211,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily · 77 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.7/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Disclaimer - Please Note - This price is based on structure only built to our standards assuming a slab on grade foundation. No account is taken into for lot specific items such as grading, driveway, landscape, etc. Renderings, photographs, and virtual tours may include upgrades that are not included in standard pricing. Consult with your local design consultant for further details. The Beckett is a well-thought-out, single-story home featuring 3 bedrooms, 2 bathrooms, and 1,368 square feet of versatile living space. As you step through the front door, you'll be welcomed by a vaulted ceiling that opens up the great room, breakfast room, and kitchen. The kitchen boasts ample storage, a large island, and a sink perfectly positioned to overlook the side yard. Behind the kitchen, you'll find a conveniently located laundry room with direct access to the back porch-ideal for quick outdoor access. The left side of the home houses all 3 bedrooms, with bedrooms 2 and 3, and the second bathroom near the front. The master suite, tucked away at the rear, includes dual vanities, a large walk-in tile shower, and a spacious walk-in closet. Whether you're a first-time homeowner or downsizing, The Beckett offers timeless craftsmanship in a functional and inviting design.

Key facts

• Listed 76 days

🏗️ New construction. The $211,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,945.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (20.7% below list).
• Recommended offer: $167k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#188 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, crime F.
• Opelika City (urban): math 27% / reading 43% proficiency, ranked #45 of 129 in AL (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 395 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,332 (20.7% 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 77 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.78%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $271,945
• List price: $211,000
• Delta: -22.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Cunningham Ct	0.36mi	3/2.0	1,336 (-2%)	8mo	$271,605	$203	72
2603 Hammonds Dr	0.73mi	3/2.0	1,247 (-9%)	10mo	$234,000	$188	43
3001 King Ave	0.59mi	2/1.0 (-1)	1,176 (-14%)	21mo	$200,000	$170	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.8%
• Equity multiple: -0.04×
• Total profit: $-79,545
• Equity at exit: $40,548

10-year hold

• IRR: -36.2%
• Equity multiple: -0.51×
• Total profit: $-114,879
• Equity at exit: $23,513

Cash invested: $76,145 (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 36804

• Home prices YoY: -19.0%
• Active inventory: 395
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,079/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-557

Break-even live

Break-even rent $2,379

Max offer price $191,284

Occupancy floor —

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: $67,986
• Closing costs: $8,158
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 Ridge Crest Ct Opelika, AL	3.0	2.5	1610	$1,850	$1.15	43d	1	1.11mi

Listing history 17 events

1. 2026-06-18
   days on market $211,000 Active 77 DOM
2. 2026-06-17
   days on market $211,000 Active 76 DOM
3. 2026-06-16
   days on market $211,000 Active 75 DOM
4. 2026-06-15
   days on market $211,000 Active 74 DOM
5. 2026-06-14
   days on market $211,000 Active 72 DOM
6. 2026-06-13
   days on market $211,000 Active 71 DOM
7. 2026-06-10
   days on market $211,000 Active 69 DOM
8. 2026-06-09
   days on market $211,000 Active 68 DOM
9. 2026-06-08
   days on market $211,000 Active 67 DOM
10. 2026-06-07
    days on market $211,000 Active 66 DOM
11. 2026-06-05
    days on market $211,000 Active 63 DOM
12. 2026-06-03
    days on market $211,000 Active 62 DOM
13. 2026-06-02
    days on market $211,000 Active 61 DOM
14. 2026-06-01
    days on market $211,000 Active 60 DOM
15. 2026-05-31
    days on market $211,000 Active 59 DOM
16. 2026-05-30
    days on market $211,000 Active 58 DOM
17. 2026-04-02
    listed $211,000 Active 1280-char remark

    Show marketing remark (1280 chars)

    Price Disclaimer - Please Note - This price is based on structure only built to our standards assuming a slab on grade foundation. No account is taken into for lot specific items such as grading, driveway, landscape, etc. Renderings, photographs, and virtual tours may include upgrades that are not included in standard pricing. Consult with your local design consultant for further details. The Beckett is a well-thought-out, single-story home featuring 3 bedrooms, 2 bathrooms, and 1,368 square feet of versatile living space. As you step through the front door, you'll be welcomed by a vaulted ceiling that opens up the great room, breakfast room, and kitchen. The kitchen boasts ample storage, a large island, and a sink perfectly positioned to overlook the side yard. Behind the kitchen, you'll find a conveniently located laundry room with direct access to the back porch-ideal for quick outdoor access. The left side of the home houses all 3 bedrooms, with bedrooms 2 and 3, and the second bathroom near the front. The master suite, tucked away at the rear, includes dual vanities, a large walk-in tile shower, and a spacious walk-in closet. Whether you're a first-time homeowner or downsizing, The Beckett offers timeless craftsmanship in a functional and inviting design.

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

Taxation est. · year 1

• Rental income: $20,080
• − Mortgage interest: −$15,233
• − Property taxes: −$4,079
• − Insurance: −$1,360
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$7,911
• Taxable loss: −$11,716
• Est. tax savings @ 24.0%: +$2,812
• After-tax cash flow: $-3,877/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: Opelika City
• NCES district ID: 0102580
• Math proficiency: 27% ▼ -25.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $40,081
• Composite: 29.34/100
• National rank: #6541
• State rank: #45 of 129 in AL

Livability — Opelika

• Score: 63/100
• State rank: #188
• US rank: #15556

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opelika, AL
• County: Lee County · 144,175 people
• City population: 45,973
• Metro: Auburn-Opelika, AL
• Population (ZIP): 20,535
• Household income: $61,880
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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 0.55)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 8% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Korean 1% Other Indo-European 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: ▼ -49.83%
• Current HPI: 212.8718
• Rent YoY: —
• 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

• 2026-04-02 Listed $211,000 Zillow