Bedford A Plan · Opelika, AL 36801

$232,959

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 455 Days on market

Excellent condition

---

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 +10.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $232,959 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,402.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $233k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $233k).
• Recommended offer: $205k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.6% 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); 681 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2,393/mo this rent would consume 46% of the median local household income ($62k/yr) — 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 $2k of loan paydown is wiped out by about $9k 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 455 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,003 (12.0% 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 455 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $297,402
• List price: $232,959
• Delta: -21.67%
• 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
689 Ironwood Dr	0.28mi	3/2.0 (-1)	1,774 (+3%)	3mo	$317,000	$179	74
409 Bush Creek Rd	0.31mi	4/2.0	1,575 (-8%)	0mo	$310,000	$197	71
529 Bush Creek Rd	0.25mi	4/2.0	1,593 (-7%)	8mo	$299,999	$188	69
615 Ironwood Dr	0.22mi	4/2.5	1,942 (+13%)	4mo	$319,900	$165	63
646 Ironwood Dr	0.22mi	4/2.0	1,575 (-8%)	19mo	$279,900	$178	60
530 Bush Creek Rd	0.24mi	3/2.0 (-1)	1,781 (+4%)	24mo	$315,000	$177	58
518 High Dr	0.35mi	3/2.0 (-1)	1,912 (+11%)	12mo	$350,000	$183	50
386 Bush Creek Rd	0.26mi	3/2.0 (-1)	1,520 (-12%)	18mo	$338,800	$223	48
1192 Willows Dr	0.61mi	4/2.0	1,926 (+12%)	4mo	$364,900	$189	48
751 Owens Way	0.40mi	3/2.0 (-1)	1,477 (-14%)	9mo	$315,000	$213	45
544 Towne Lake Pkwy	0.34mi	3/2.0 (-1)	1,964 (+14%)	19mo	$350,000	$178	40
756 Owens Way	0.41mi	3/2.0 (-1)	1,926 (+12%)	21mo	$310,000	$161	38

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-50,558
• Equity at exit: $44,344

10-year hold

• IRR: -3.5%
• Equity multiple: 0.74×
• Total profit: $-21,924
• Equity at exit: $25,714

Cash invested: $83,273 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 23 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $325,309 ($202/sqft)
• Median days on market: 119 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36801

• Home prices YoY: -30.9%
• Rents YoY: 6.2%
• Active inventory: 681
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,560
• Tax est. 1.5%: −$372 /mo · $4,461/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-165

Break-even live

Break-even rent $2,602

Max offer price $273,586

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-62	+0% $-165	+5% $-267	+10% $-370
Rent	-10% $-354	-5% $-259	+0% $-165	+5% $-70	+10% $24
Rate	-1.0pp $-15	-0.5pp $-89	base $-165	+0.5pp $-242	+1.0pp $-320

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: $74,350
• Closing costs: $8,922
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.69mi
1147 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.70mi
1153 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.70mi
1165 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.73mi
1171 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.74mi
1177 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	93d	1	0.76mi
403 Raintree St Opelika, AL	4.0	2.0	1680	$1,500	$0.89	62d	1	0.87mi
1729 Hanson St Opelika, AL	3.0	2.5	2012	$2,750	$1.37	93d	1	1.47mi
1743 Hanson St Opelika, AL	3.0	2.5	2235	$3,050	$1.36	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $232,959 Active 455 DOM
2. 2026-08-07
   days on market $232,959 Active 454 DOM
3. 2026-08-06
   days on market $232,959 Active 453 DOM
4. 2026-08-05
   days on market $232,959 Active 452 DOM
5. 2026-08-04
   days on market $232,959 Active 451 DOM
6. 2026-08-03
   pricedays on market $232,959 Active 450 DOM
7. 2026-07-31
   days on market $242,741 Active 447 DOM
8. 2026-07-30
   days on market $242,741 Active 446 DOM
9. 2026-07-29
   days on market $242,741 Active 445 DOM
10. 2026-07-27
    days on market $242,741 Active 443 DOM
11. 2026-07-25
    days on market $242,741 Active 441 DOM
12. 2026-07-24
    days on market $242,741 Active 440 DOM
13. 2026-07-23
    days on market $242,741 Active 439 DOM
14. 2026-07-22
    days on market $242,741 Active 438 DOM
15. 2026-07-21
    days on market $242,741 Active 437 DOM
16. 2026-07-18
    days on market $242,741 Active 434 DOM
17. 2026-07-16
    days on market $242,741 Active 432 DOM
18. 2026-07-16
    days on market $242,741 Active 431 DOM
19. 2026-07-14
    days on market $242,741 Active 430 DOM
20. 2026-07-13
    days on market $242,741 Active 429 DOM
21. 2026-07-12
    days on market $242,741 Active 428 DOM
22. 2026-07-11
    days on market $242,741 Active 427 DOM
23. 2026-07-10
    days on market $242,741 Active 426 DOM
24. 2026-07-09
    days on market $242,741 Active 425 DOM
25. 2026-07-08
    days on market $242,741 Active 424 DOM
26. 2026-07-07
    days on market $242,741 Active 423 DOM
27. 2026-07-06
    days on market $242,741 Active 422 DOM
28. 2026-07-05
    days on market $242,741 Active 421 DOM
29. 2026-07-04
    days on market $242,741 Active 420 DOM
30. 2026-07-03
    days on market $242,741 Active 419 DOM
31. 2026-07-02
    days on market $242,741 Active 418 DOM
32. 2026-07-01
    days on market $242,741 Active 417 DOM
33. 2026-06-30
    days on market $242,741 Active 416 DOM
34. 2026-06-29
    days on market $242,741 Active 415 DOM
35. 2026-06-28
    days on market $242,741 Active 414 DOM
36. 2026-06-28
    days on market $242,741 Active 413 DOM
37. 2026-06-27
    days on market $242,741 Active 412 DOM
38. 2026-06-25
    days on market $242,741 Active 410 DOM
39. 2026-06-23
    days on market $242,741 Active 408 DOM
40. 2026-06-21
    days on market $242,741 Active 407 DOM
41. 2026-06-18
    days on market $242,741 Active 404 DOM
42. 2026-06-17
    days on market $242,741 Active 403 DOM
43. 2026-06-16
    days on market $242,741 Active 402 DOM
44. 2026-06-15
    days on market $242,741 Active 401 DOM
45. 2026-06-14
    days on market $242,741 Active 399 DOM
46. 2026-06-13
    days on market $242,741 Active 398 DOM
47. 2026-06-10
    days on market $242,741 Active 396 DOM
48. 2026-06-09
    days on market $242,741 Active 395 DOM
49. 2026-06-09
    price $242,741 Active 394 DOM
50. 2026-06-08
    days on market $239,177 Active 394 DOM

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,719
• − Mortgage interest: −$16,659
• − Property taxes: −$4,461
• − Insurance: −$1,487
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$8,652
• Taxable loss: −$7,135
• Est. tax savings @ 24.0%: +$1,712
• After-tax cash flow: $-263/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 · 6 photos

Excellent 95/100 None rehab

This classic cottage is in excellent condition with a well-maintained exterior and interior. It offers endless opportunities for comfort and style, making it a great investment.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Jeter Primary School Middle Opelika Middle School F AL #134/257 Nat'l #9,290/14,009 High Opelika High School F AL #111/305 Nat'l #12,309/17,239

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

C Composite livability gradescore 63/100

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 · 196,440 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: 8% of renters

---

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

+4.0% since first listed

22 events — show timeline

• 2026-03-28 Relisted — Zillow
• 2026-03-25 Delisted — Zillow
• 2026-03-20 Price Changed $239,177 Zillow
• 2026-02-19 Relisted — Zillow
• 2026-01-08 Delisted — Zillow
• 2025-11-16 Relisted — Zillow
• 2025-11-09 Delisted — Zillow
• 2025-11-02 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-10-28 Price Changed $236,161 Zillow
• 2025-08-04 Relisted — Zillow
• 2025-07-29 Delisted — Zillow
• 2025-06-11 Price Changed $233,315 Zillow
• 2025-05-14 Relisted — Zillow
• 2025-05-04 Delisted — Zillow
• 2025-04-26 Relisted — Zillow
• 2025-04-16 Delisted — Zillow
• 2025-03-05 Relisted — Zillow
• 2024-10-19 Delisted — Zillow
• 2024-10-08 Relisted — Zillow
• 2024-10-07 Delisted — Zillow
• 2024-10-02 Listed $230,026 Zillow