507 Rosalyn Dr · Opp, AL 36467

$89,000

3 bd · 1.0 ba · 948 sqft · SingleFamily public records · 27 Days on market

Built 1954 10,829 sqft lot $94/sqft · 33% above area Est $67k · 33% over ↓ 26% since listing

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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).

• Cash flow +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming cottage-style home located in the heart of Opp! This adorable 3-bedroom, 1-bath home features low-maintenance vinyl siding, updated windows, fresh paint, beautiful vinyl plank flooring, updated lighting, and lovely landscaping that adds to its curb appeal. The inviting front porch is the perfect place for a swing and relaxing after a long day. Offering convenient access to shopping, dining, and local amenities, this home is full of character. If a move-in ready and efficient home is what you’ve been looking for, this adorable home is waiting for you! Call today to schedule your showing!

Key facts

• 0.25 acre lot
• Built 1954
• Listed 27 days

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; City lot

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 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 $615 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 27 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $67,091
• List price: $89,000
• Delta: 32.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Woodham Cir	0.22mi	3/1.0	995 (+5%)	5mo	$90,000	$90	78
309 S College St	0.69mi	2/1.0 (-1)	936 (-1%)	1mo	$20,000	$21	60
607 Douglas Ave	0.28mi	3/1.0	840 (-11%)	15mo	$35,000	$42	56
310 2nd St	0.29mi	2/1.0 (-1)	872 (-8%)	16mo	$25,000	$29	54
101 N Hughes St	0.71mi	2/1.0 (-1)	990 (+4%)	2mo	$76,000	$77	53
504 W Ida Ave	0.65mi	2/1.0 (-1)	1,076 (+14%)	2mo	$40,280	$37	41

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-7,620
• Equity at exit: $13,270

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $2,162
• Equity at exit: $7,695

Cash invested: $24,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $107

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $168	-5% $137	+0% $107	+5% $76	+10% $45
Rent	-10% $34	-5% $71	+0% $107	+5% $143	+10% $179
Rate	-1.0pp $151	-0.5pp $129	base $107	+0.5pp $84	+1.0pp $60

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $89,000 Pending 27 DOM
2. 2026-06-02
   days on market $89,000 Active 26 DOM
3. 2026-06-01
   days on market $89,000 Active 25 DOM
4. 2026-05-31
   days on market $89,000 Active 24 DOM
5. 2026-05-31
   days on market $89,000 Active 23 DOM
6. 2026-05-07
   listed $95,000 Active 629-char remark

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

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: $10,962
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$877
• − Management: −$877
• − Depreciation: −$2,589
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,314/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

-26.3% since first listed

4 events — show timeline

• 2026-06-11 Sold (MLS) $70,000 WBR
• 2026-06-04 Pending — WBR
• 2026-05-26 Price Changed $89,000 WBR
• 2026-05-07 Listed $95,000 WBR