410 S College St · Opp, AL 36467

$98,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 52 Days on market

Built 1941 5,001 sqft lot $75/sqft · 6% above area Est $92k · 6% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• ARV discount +4.7/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This corner lot boasts a sweet load of charm! Stop in and visit 410 S College Street to experience this lovely, newly updated bundle of coziness! With a well thought-out flower bed design greeting you, step onto the expansive, covered porch, showcasing windows with arched transoms and wooden shutters! Enter into a spacious living area with abundant natural light and a decorative mantle for displaying your treasures. Off to the right is an oversized primary bedroom. Both rooms have a mini-split for your heating and cooling comfort! This home features new LVP flooring & fresh paint throughout - there is a dining area leading into an entirely new kitchen featuring a wall of scenic wi

Key facts

• Covered porch
• New kitchen
• Scenic windows

Tags

• CORNER LOT
• COVERED PORCH
• FLOWER BED DESIGN
• NEW KITCHEN
• SCENIC WINDOWS
• STAINLESS STEEL REFRIGERATOR

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single family residence; One-story
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck; Full fencing; City lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Electric water heater; Refrigerator
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Opp — 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 66/100 on livability (#107 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Opp City (town): math 26% / reading 50% proficiency, ranked #37 of 129 in AL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Opp Elementary School (math 52% / reading 72%, grade B, #53 of 627 statewide, top 9%, 531 students, 65% FRL); Opp Middle School (math 16% / reading 48%, grade F, #110 of 257 statewide, top 44%, 405 students, 69% FRL); Opp High School (math 22% / reading 17%, grade F, #169 of 305 statewide, top 59%, 393 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $98k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $92,298
• List price: $98,000
• Delta: 6.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Brown St	0.43mi	3/1.0	1,333 (+2%)	15mo	$130,000	$98	63
607 Gavins St	0.36mi	3/1.5	1,232 (-5%)	17mo	$42,500	$34	58
104 Spurlin St	0.52mi	2/2.0 (-1)	1,261 (-3%)	4mo	$38,000	$30	58
401 E Ida Ave	0.56mi	3/2.0	1,334 (+3%)	9mo	$45,000	$34	58
401 East Hart Ave	0.49mi	3/2.0	1,279 (-2%)	20mo	$158,000	$124	54
106 Spurlin St	0.53mi	3/1.5	1,445 (+11%)	3mo	$155,000	$107	52
405 Dorsey St	0.50mi	3/2.0	1,360 (+5%)	22mo	$75,000	$55	47
307 Jackson St	0.60mi	2/1.0 (-1)	1,344 (+3%)	21mo	$32,000	$24	44
601 Virginia Ave	0.64mi	3/1.0	1,448 (+11%)	14mo	$93,000	$64	39
810 Old Perry Store Rd	0.61mi	3/2.0	1,480 (+14%)	12mo	$182,000	$123	34
220 W Covington Ave	0.60mi	2/2.0 (-1)	1,418 (+9%)	20mo	$48,000	$34	31
114 West Ida Ave	0.62mi	3/2.0	1,457 (+12%)	21mo	$179,950	$124	29

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,073
• Equity at exit: $14,612

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,705
• Equity at exit: $8,473

Cash invested: $27,440 (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 36467

• Home prices YoY: -20.9%
• Active inventory: 63
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $202

Break-even live

Break-even rent $745

Max offer price $98,000

Occupancy floor 75%

Sensitivity live

Price	-10% $257	-5% $229	+0% $202	+5% $174	+10% $146
Rent	-10% $123	-5% $162	+0% $202	+5% $241	+10% $281
Rate	-1.0pp $251	-0.5pp $227	base $202	+0.5pp $176	+1.0pp $150

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Paul St Opp, AL	3.0	2.0	1428	$1,000	$0.70	46d	1	1.23mi

Listing history 21 events

1. 2026-06-22
   days on market $98,000 Active 52 DOM
2. 2026-06-21
   days on market $98,000 Active 51 DOM
3. 2026-06-19
   days on market $98,000 Active 49 DOM
4. 2026-06-18
   days on market $98,000 Active 48 DOM
5. 2026-06-17
   days on market $98,000 Active 47 DOM
6. 2026-06-16
   days on market $98,000 Active 46 DOM
7. 2026-06-15
   days on market $98,000 Active 45 DOM
8. 2026-06-14
   days on market $98,000 Active 43 DOM
9. 2026-06-12
   days on market $98,000 Active 42 DOM
10. 2026-06-09
    days on market $98,000 Active 39 DOM
11. 2026-06-08
    days on market $98,000 Active 38 DOM
12. 2026-06-07
    status $98,000 Active 37 DOM
13. 2026-06-01
    status $98,000 Pending 37 DOM
14. 2026-05-31
    days on market $98,000 Active 37 DOM
15. 2026-05-31
    days on market $98,000 Active 36 DOM
16. 2026-05-09
    price $104,000 1276-char remark
17. 2026-04-24
    listed $114,000 Active 1276-char remark
18. 2026-03-16
    soldstatus $25,000
19. 2025-08-15
    price $29,900
20. 2025-08-13
    price $34,900
21. 2025-08-11
    price $39,900

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $402 · $34/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,000
• − Mortgage interest: −$5,490
• − Property taxes: −$402
• − Insurance: −$490
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,851
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $2,217/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: Opp City
• NCES district ID: 0102610
• Math proficiency: 26% ▼ -19.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $32,756
• Composite: 31.09/100
• National rank: #6073
• State rank: #37 of 129 in AL

Livability — Opp

• Score: 66/100
• State rank: #107
• US rank: #11901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opp, AL
• City population: 9,847
• Population (ZIP): 9,847

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 12% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.82%
• Current HPI: 151.1871
• Rent YoY: —
• Metro: —
• 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

+145.6% since first listed

9 events — show timeline

• 2026-06-07 Relisted — WBR
• 2026-06-01 Pending — WBR
• 2026-05-26 Price Changed $98,000 WBR
• 2026-05-09 Price Changed $104,000 WBR
• 2026-04-24 Listed $114,000 WBR
• 2026-03-16 Sold (Public Records) $25,000 Public Records
• 2025-08-15 Price Changed $29,900 Greater Alabama MLS
• 2025-08-13 Price Changed $34,900 Greater Alabama MLS
• 2025-08-11 Price Changed $39,900 Greater Alabama MLS

Property tax history

+7.4%/yr

Latest (2025): $402 · +6.8% YoY. Source: county tax records.