803 India Rd · Opelika, AL 36801

$320,000

3 bd · 1.5 ba · 2,000 sqft · SingleFamily public records · 136 Days on market

Built 1995 0.55 ac lot $160/sqft · 18% below area Est $462k · 31% 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 +15.0/15.0
• Cash flow +9.7/30.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your future home! This beautifully updated 3-bedroom, 3.5-bath brick home offering 2,356 sq ft of comfortable living space in a friendly neighborhood. Situated on over half an acre, the property features a 2-car attached garage plus a 2-car detached garage. Inside, enjoy new luxury wood flooring throughout, a fully updated kitchen with granite countertops, tile backsplash, new cabinetry, and stainless steel appliances, and generous closet space. The lower level boasts a stone wood-burning fireplace, perfect for cozy gatherings. Conveniently located just minutes from shopping, dining, and Opelika’s vibrant downtown—this home is a must-see!

Key facts

• Updated kitchen
• Granite countertops
• Tile backsplash

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• STONE WOOD-BURNING FIREPLACE
• HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (31.5% below list).
• Recommended offer: $219k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Opelika — 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 63/100 on livability (#188 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities 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.
• Zoned schools: Jeter Primary School (422 students, 71% FRL); Opelika Middle School (math 19% / reading 39%, grade F, #134 of 257 statewide, top 53%, 1,132 students, 72% FRL); Opelika High School (math 27% / reading 24%, grade F, #111 of 305 statewide, top 37%, 1,562 students, 62% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 534 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 42% 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 $10k 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 136 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,319 (31.5% 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 136 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (median comp): $462,122
• List price: $320,000
• Delta: -30.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Denson Dr	0.20mi	3/2.0	1,925 (-4%)	5mo	$265,000	$138	78
1410 India Rd	0.56mi	3/2.0	1,926 (-4%)	8mo	$342,000	$178	59
1202 Northgate Dr	0.56mi	3/2.0	1,937 (-3%)	10mo	$320,000	$165	58
608 Mclure Ave	0.30mi	3/2.0	1,737 (-13%)	7mo	$175,000	$101	57
307 Marthas Ct	0.67mi	4/2.5 (+1)	2,073 (+4%)	2mo	$337,000	$163	52
705 North Hills Dr	0.48mi	3/2.0	1,706 (-15%)	1mo	$250,000	$147	50
2104 Rocky Brook Rd	0.66mi	4/2.0 (+1)	2,097 (+5%)	5mo	$329,000	$157	50
1405 India Rd	0.57mi	2/1.5 (-1)	1,800 (-10%)	6mo	$117,000	$65	46
2010 Glenwood Dr	0.61mi	3/2.0	1,700 (-15%)	2mo	$339,000	$199	43
410 Etowah Ave	0.48mi	3/2.0	1,706 (-15%)	11mo	$218,000	$128	42
400 Etowah Ave	0.58mi	4/2.0 (+1)	1,762 (-12%)	7mo	$260,000	$148	41
2105 Austell St	0.72mi	4/2.0 (+1)	1,732 (-13%)	8mo	$295,000	$170	31

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 · 6.25% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-58,037
• Equity at exit: $47,713

10-year hold

• IRR: -5.5%
• Equity multiple: 0.60×
• Total profit: $-35,912
• Equity at exit: $27,668

Cash invested: $89,600 (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 36801

• Home prices YoY: -30.9%
• Rents YoY: 6.2%
• Active inventory: 534
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$132 /mo · $1,590/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-211

Break-even live

Break-even rent $2,461

Max offer price $282,674

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-121	+0% $-211	+5% $-302	+10% $-392
Rent	-10% $-385	-5% $-298	+0% $-211	+5% $-125	+10% $-38
Rate	-1.0pp $-50	-0.5pp $-130	base $-211	+0.5pp $-294	+1.0pp $-379

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Etowah Ave Unit 1 Opelika, AL	3.0	2.0	1706	$2,400	$1.41	45d	1	0.51mi
2208 Rocky Brook Rd Opelika, AL	3.0	2.5	1674	$2,000	$1.19	23d	1	0.86mi
108 N 9th St Opelika, AL	3.0	2.5	2500	$2,100	$0.84	15d	1	1.14mi
1008 Fitzpatrick Ave Opelika, AL	3.0	2.0	2200	$2,300	$1.05	45d	1	1.17mi

Listing history 21 events

1. 2026-06-18
   days on market $320,000 Active 136 DOM
2. 2026-06-17
   days on market $320,000 Active 135 DOM
3. 2026-06-16
   days on market $320,000 Active 134 DOM
4. 2026-06-15
   days on market $320,000 Active 133 DOM
5. 2026-06-14
   days on market $320,000 Active 131 DOM
6. 2026-06-13
   days on market $320,000 Active 130 DOM
7. 2026-06-10
   pricedays on market $320,000 Active 128 DOM
8. 2026-06-09
   days on market $330,000 Active 127 DOM
9. 2026-06-08
   days on market $330,000 Active 126 DOM
10. 2026-06-07
    days on market $330,000 Active 125 DOM
11. 2026-06-05
    days on market $330,000 Active 122 DOM
12. 2026-06-03
    days on market $330,000 Active 121 DOM
13. 2026-06-02
    days on market $330,000 Active 120 DOM
14. 2026-06-01
    days on market $330,000 Active 119 DOM
15. 2026-05-31
    days on market $330,000 Active 118 DOM
16. 2026-05-30
    days on market $330,000 Active 117 DOM
17. 2026-03-24
    status Active 669-char remark

    Show marketing remark (669 chars)

    Welcome to your future home! This beautifully updated 3-bedroom, 3.5-bath brick home offering 2,356 sq ft of comfortable living space in a friendly neighborhood. Situated on over half an acre, the property features a 2-car attached garage plus a 2-car detached garage. Inside, enjoy new luxury wood flooring throughout, a fully updated kitchen with granite countertops, tile backsplash, new cabinetry, and stainless steel appliances, and generous closet space. The lower level boasts a stone wood-burning fireplace, perfect for cozy gatherings. Conveniently located just minutes from shopping, dining, and Opelika’s vibrant downtown—this home is a must-see!

18. 2026-02-25
    historical 669-char remark

    Show marketing remark (669 chars)

    Welcome to your future home! This beautifully updated 3-bedroom, 3.5-bath brick home offering 2,356 sq ft of comfortable living space in a friendly neighborhood. Situated on over half an acre, the property features a 2-car attached garage plus a 2-car detached garage. Inside, enjoy new luxury wood flooring throughout, a fully updated kitchen with granite countertops, tile backsplash, new cabinetry, and stainless steel appliances, and generous closet space. The lower level boasts a stone wood-burning fireplace, perfect for cozy gatherings. Conveniently located just minutes from shopping, dining, and Opelika’s vibrant downtown—this home is a must-see!

19. 2026-01-27
    price $340,000 669-char remark

    Show marketing remark (669 chars)

    Welcome to your future home! This beautifully updated 3-bedroom, 3.5-bath brick home offering 2,356 sq ft of comfortable living space in a friendly neighborhood. Situated on over half an acre, the property features a 2-car attached garage plus a 2-car detached garage. Inside, enjoy new luxury wood flooring throughout, a fully updated kitchen with granite countertops, tile backsplash, new cabinetry, and stainless steel appliances, and generous closet space. The lower level boasts a stone wood-burning fireplace, perfect for cozy gatherings. Conveniently located just minutes from shopping, dining, and Opelika’s vibrant downtown—this home is a must-see!

20. 2026-01-05
    listed $350,000 Active 669-char remark

    Show marketing remark (669 chars)

    Welcome to your future home! This beautifully updated 3-bedroom, 3.5-bath brick home offering 2,356 sq ft of comfortable living space in a friendly neighborhood. Situated on over half an acre, the property features a 2-car attached garage plus a 2-car detached garage. Inside, enjoy new luxury wood flooring throughout, a fully updated kitchen with granite countertops, tile backsplash, new cabinetry, and stainless steel appliances, and generous closet space. The lower level boasts a stone wood-burning fireplace, perfect for cozy gatherings. Conveniently located just minutes from shopping, dining, and Opelika’s vibrant downtown—this home is a must-see!

21. 2014-03-28
    listed $183,500

ⓘ 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: $1,590 · $132/mo
• Projected year-2 tax: $1,590 · $132/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,318
• − Mortgage interest: −$17,925
• − Property taxes: −$1,590
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$9,309
• Taxable loss: −$8,316
• Est. tax savings @ 24.0%: +$1,996
• After-tax cash flow: $-540/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): 25,438
• Household income: $62,414
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1025.0

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 53% Black 37% Hispanic / Latino 8% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -116.80%
• Current HPI: 261.6632
• Rent YoY: ▲ 6.25%
• 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

+85.3% since first listed

5 events — show timeline

• 2026-03-24 Relisted — LCMLS
• 2026-02-25 Delisted — LCMLS
• 2026-01-27 Price Changed $340,000 LCMLS
• 2026-01-05 Listed $350,000 LCMLS
• 2014-03-28 Listed $183,500 LCMLS

Property tax history

-1.8%/yr

Latest (2025): $1,590 · +0.0% YoY. Source: county tax records.