1702 4th Ave · Opelika, AL 36081

$130,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 154 Days on market

Built 1948 0.45 ac lot $150/sqft · 25% below area Est $175k · 26% under ↓ 24% since listing

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! GREAT RENTAL INCOME POTENTIAL YOU DON'T WANT TO MISS THIS HOME! 1ST TIME HOME BUYERS THIS HOME HAS GREAT POTENTIAL OF BEING THE PERFECT STARTER HOME!

Key facts

• 0.45 acre lot
• Built 1948
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (10.0% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% of the median local income ($44k/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 $899 of loan paydown is wiped out by about $4k 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 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $174,661
• List price: $130,000
• Delta: -25.57%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Lankford St	0.64mi	2/1.0 (-1)	878 (+2%)	18mo	$175,000	$199	47

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,771
• Equity at exit: $19,383

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,693
• Equity at exit: $11,240

Cash invested: $36,400 (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 36081

• Home prices YoY: -30.4%
• Active inventory: 26
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $163

Break-even live

Break-even rent $964

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 3rd Ave Opelika, AL	2.0	1.0	974	$975	$1.00	21d	1	0.15mi
1213 Monroe Ave Opelika, AL	2.0	2.0	928	$850	$0.92	21d	1	0.46mi
507 Geneva St Apt 122 Opelika, AL	2.0	1.0	821	$1,195	$1.46	44d	1	1.24mi

Listing history 17 events

1. 2026-06-15
   status $130,000 Pending 154 DOM
2. 2026-06-15
   days on market $130,000 Active 154 DOM
3. 2026-06-14
   days on market $130,000 Active 152 DOM
4. 2026-06-13
   days on market $130,000 Active 151 DOM
5. 2026-06-10
   days on market $130,000 Active 149 DOM
6. 2026-06-09
   days on market $130,000 Active 148 DOM
7. 2026-06-08
   days on market $130,000 Active 147 DOM
8. 2026-06-07
   days on market $130,000 Active 146 DOM
9. 2026-06-05
   days on market $130,000 Active 143 DOM
10. 2026-06-03
    days on market $130,000 Active 142 DOM
11. 2026-06-02
    days on market $130,000 Active 141 DOM
12. 2026-06-01
    days on market $130,000 Active 140 DOM
13. 2026-05-31
    days on market $130,000 Active 139 DOM
14. 2026-05-30
    days on market $130,000 Active 138 DOM
15. 2026-05-19
    price $130,000 172-char remark

    Show marketing remark (172 chars)

    CALLING ALL INVESTORS! GREAT RENTAL INCOME POTENTIAL YOU DON'T WANT TO MISS THIS HOME! 1ST TIME HOME BUYERS THIS HOME HAS GREAT POTENTIAL OF BEING THE PERFECT STARTER HOME!

16. 2026-02-13
    price $160,000 172-char remark

    Show marketing remark (172 chars)

    CALLING ALL INVESTORS! GREAT RENTAL INCOME POTENTIAL YOU DON'T WANT TO MISS THIS HOME! 1ST TIME HOME BUYERS THIS HOME HAS GREAT POTENTIAL OF BEING THE PERFECT STARTER HOME!

17. 2026-01-07
    listed $170,000 Active 172-char remark

    Show marketing remark (172 chars)

    CALLING ALL INVESTORS! GREAT RENTAL INCOME POTENTIAL YOU DON'T WANT TO MISS THIS HOME! 1ST TIME HOME BUYERS THIS HOME HAS GREAT POTENTIAL OF BEING THE PERFECT STARTER HOME!

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$222/yr (+$18/mo · 71.4%)

ⓘ 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 67% 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: $14,043
• − Mortgage interest: −$7,282
• − Property taxes: −$311
• − Insurance: −$650
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,782
• Taxable loss: −$229
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,007/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: Pike County · 15,143 people
• City population: 45,973
• Metro: Troy, AL
• Population (ZIP): 15,143
• Household income: $44,375
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 934.0

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 0.56)
• Race & ethnicity: White 51% Black 42% Asian 3% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% Korean 1% 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: ▼ -55.93%
• Current HPI: 128.0786
• Rent YoY: —
• Metro: Troy, 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

-23.5% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $130,000 LCMLS
• 2026-02-13 Price Changed $160,000 LCMLS
• 2026-01-07 Listed $170,000 LCMLS

Property tax history

-2.1%/yr

Latest (2025): $311 · +0.0% YoY. Source: county tax records.