1081 Lizlin Dr · Opelika, AL 36801

$369,900

4 bd · 3.5 ba · 2,839 sqft · SingleFamily public records · 20 Days on market

Built 2021 Poor condition 0.31 ac lot $130/sqft · 5% above area Est $351k · 5% over

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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 +15.2/30.0
• ARV discount +5.1/15.0
• DSCR +4.6/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

Key facts

• Primary suite
• Jack and jill bath
• Backyard

Tags

• FIRST FLOOR BEDROOM
• PRIMARY SUITE
• JACK AND JILL BATH
• LARGE LOUNGE AREA
• LARGE KITCHEN
• BACKYARD

Property features AI

Finance

• Other: Located in The Chimneys subdivision
• HOA & community: Has homeowners association (no listed association amenities)

Exterior

• Parking: 2-car garage
• Utilities: Underground utilities; Water available; Sewer connected; Cable available
• Home design: Residential property; Two levels
• Construction: Cement siding; Slab foundation; Built area above grade: 2,650 (finished)
• Exterior features: No fencing; Underground utilities; Water available; Sewer connected; Cable available

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bathrooms: 3 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Electric heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Accessible entrance; Other (see remarks)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $370k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $125 ($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 $301k (18.7% below list).
• Recommended offer: $301k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 75% 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).
• At $3,007/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1025% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 20 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $305k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $300,667 (18.7% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (median comp): $350,974
• List price: $369,900
• Delta: 11.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2228 Brock Dr	0.44mi	4/3.0	2,798 (-1%)	3mo	$510,234	$182	72
1314 Lizlin St	0.02mi	4/2.5	2,509 (-12%)	4mo	$325,000	$130	72
2236 Brock Dr	0.48mi	4/3.0	2,798 (-1%)	4mo	$514,537	$184	70
1416 Bramble Ln	0.52mi	4/3.0	2,798 (-1%)	2mo	$510,000	$182	70
1183 Palmer Lee Dr	0.28mi	5/3.5 (+1)	2,549 (-10%)	0mo	$392,990	$154	65
1491 Hidden Lakes Dr	0.52mi	4/3.0	2,705 (-5%)	2mo	$473,419	$175	64
2220 Brock Dr	0.44mi	4/3.0	3,088 (+9%)	3mo	$548,089	$177	60
1467 Hidden Lakes Dr	0.59mi	4/3.0	2,960 (+4%)	5mo	$499,339	$169	59
1030 W Point Pkwy	0.34mi	3/3.0 (-1)	3,142 (+11%)	1mo	$560,000	$178	59
1479 Hidden Lakes Dr	0.65mi	4/3.5	2,657 (-6%)	2mo	$486,779	$183	58
2244 Brock Dr	0.48mi	4/3.0	3,088 (+9%)	4mo	$555,024	$180	58
1650 Hidden Lakes Dr	0.70mi	5/4.5 (+1)	2,909 (+2%)	2mo	$530,000	$182	52

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-41,951
• Equity at exit: $55,153

10-year hold

• IRR: 2.1%
• Equity multiple: 1.17×
• Total profit: $17,703
• Equity at exit: $31,982

Cash invested: $103,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $3,007 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $125

Break-even live

Break-even rent $2,848

Max offer price $369,900

Occupancy floor 91%

Sensitivity live

Price	-10% $335	-5% $230	+0% $125	+5% $21	+10% $-84
Rent	-10% $-112	-5% $7	+0% $125	+5% $244	+10% $363
Rate	-1.0pp $312	-0.5pp $219	base $125	+0.5pp $29	+1.0pp $-68

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Hanson St Opelika, AL	3.0	2.5	2012	$2,750	$1.37	45d	1	0.98mi
1743 Hanson St Opelika, AL	3.0	2.5	2235	$3,050	$1.36	45d	1	0.98mi
1771 Hanson St Opelika, AL	4.0	3.5	2637	$3,500	$1.33	45d	1	1.00mi
1785 Hanson St Opelika, AL	4.0	3.5	2561	$3,500	$1.37	15d	1	1.00mi

Listing history 22 events

1. 2026-06-21
   days on market $369,900 Active 20 DOM
2. 2026-06-19
   days on market $369,900 Active 18 DOM
3. 2026-06-18
   days on market $369,900 Active 17 DOM
4. 2026-06-17
   days on market $369,900 Active 16 DOM
5. 2026-06-16
   days on market $369,900 Active 15 DOM
6. 2026-06-15
   days on market $369,900 Active 14 DOM
7. 2026-06-14
   days on market $369,900 Active 12 DOM
8. 2026-06-13
   days on market $369,900 Active 11 DOM
9. 2026-06-10
   days on market $369,900 Active 9 DOM
10. 2026-06-09
    days on market $369,900 Active 8 DOM
11. 2026-06-08
    days on market $369,900 Active 7 DOM
12. 2026-06-07
    days on market $369,900 Active 6 DOM
13. 2026-06-05
    days on market $369,900 Active 3 DOM
14. 2026-06-03
    days on market $369,900 Active 2 DOM
15. 2026-06-02
    pricestatusdays on marketlisting id $369,900 Active 1 DOM
16. 2026-04-27
    price $389,900
17. 2021-12-22
    soldstatus $305,000 993-char remark

    Show marketing remark (1006 chars)

    Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

18. 2021-12-22
    soldstatus $305,000

    Show marketing remark (1006 chars)

    Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

19. 2021-12-22
    soldstatus $305,000

    Show marketing remark (1006 chars)

    Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

20. 2021-09-20
    listed $310,590 993-char remark
21. 2021-09-09
    listed $310,590

    Show marketing remark (1006 chars)

    Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

22. 2021-09-09
    listed $310,590

    Show marketing remark (1006 chars)

    Estimated Close Date 12/17/2021 NEW CONSTRUCTION !! (LOT 31) If you’re looking for a great family home, The Mira floor plan at The Chimneys is it! This oversized 4 bedroom/ 3.5 bath home offers a loft and a DOUBLE Owner’s suite! Not just separate bedrooms with a bath, but this home offers two complete owner’s suite bedrooms, both with full walk-in closets. One of the owner's suites is on the main. The kitchen provides granite countertops, white cabinets, stainless-steel appliances and a panoramic view of the blended family room/ dining area. The huge secondary bedrooms have large closets and are connected by a Jack and Jill style bath. The convenient location is a PLUS easy access to Interstate I-85. Home information, including pricing, included features and availability are subject to change prior to sale without notice or obligation. Square footage dimensions are approximate. Sample elevation shown. ASK AGENT ABOUT BUYER INCENTIVES! HOA $450 initiation fee and $450 annual

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $1,873 · $156/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,080
• − Mortgage interest: −$20,720
• − Property taxes: −$1,873
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − Depreciation: −$10,761
• Taxable loss: −$4,896
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $2,679/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive renovations and updates across all systems and areas, significantly impacting its current condition score and value. Immediate action is needed to address the poor condition and raise its resale and rental value.

Repairs flagged

• Major Kitchen — No kitchen area visible in the photos.
• Major Bathrooms — No bathrooms visible in the photos.
• Major Exterior — No exterior visible in the photos.
• Major Flooring — No flooring visible in the photos.
• Major Interior walls/paint — No interior walls/paint visible in the photos.
• Major Windows — No windows visible in the photos.
• Major Foundation/structure — No foundation/structure visible in the photos.
• Major HVAC/mechanicals — No HVAC/mechanicals visible in the photos.
• Major Landscaping/curb appeal — No landscaping/curb appeal visible in the photos.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen is essential for a home's resale value.
• Resale Bathroom renovation — Upgraded bathrooms are crucial for a home's resale value.
• Both Exterior painting and landscaping — A fresh exterior and well-maintained landscaping can significantly boost both resale and rental value.
• Both HVAC system upgrade — A reliable HVAC system is important for both comfort and energy efficiency, impacting both resale and rental value.
• Both Interior paint and updates — Fresh paint and updates in the interior can make a home more appealing and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No kitchen area visible in the photos.	Major	$15,000–50,000
Bathrooms · No bathrooms visible in the photos.	Major	$15,000–50,000
Exterior · No exterior visible in the photos.	Major	$15,000–50,000
Flooring · No flooring visible in the photos.	Major	$15,000–50,000
Interior walls/paint · No interior walls/paint visible in the photos.	Major	$15,000–50,000
Windows · No windows visible in the photos.	Major	$15,000–50,000
Foundation/structure · No foundation/structure visible in the photos.	Major	$15,000–50,000
HVAC/mechanicals · No HVAC/mechanicals visible in the photos.	Major	$15,000–50,000
Landscaping/curb appeal · No landscaping/curb appeal visible in the photos.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen is essential for a home's resale value. ↑
• Resale Bathroom renovation — Upgraded bathrooms are crucial for a home's resale value. ↑
• Both Exterior painting and landscaping — A fresh exterior and well-maintained landscaping can significantly boost both resale and rental value. ↑
• Both HVAC system upgrade — A reliable HVAC system is important for both comfort and energy efficiency, impacting both resale and rental value. ↑
• Both Interior paint and updates — Fresh paint and updates in the interior can make a home more appealing and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+19.1% since first listed

8 events — show timeline

• 2026-06-01 Listed $369,900 LCMLS
• 2026-04-27 Price Changed $389,900 LCMLS
• 2021-12-22 Sold (MLS) $305,000 EABOR
• 2021-12-22 Sold (MLS) $305,000 LCMLS
• 2021-12-22 Sold (MLS) $305,000 EABOR
• 2021-09-20 Listed $310,590 LCMLS
• 2021-09-09 Listed $310,590 EABOR
• 2021-09-09 Listed $310,590 EABOR

Property tax history

+15.7%/yr

Latest (2025): $1,873 · +0.0% YoY. Source: county tax records.