221 30th St · Opelika, AL 31801

$194,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 2 Days on market

Built 1935 0.40 ac lot Est $211k · 8% under

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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 +12.6/30.0
• ARV discount +11.0/15.0
• Appreciation +6.5/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

$1,000 LENDER CREDIT WITH - MATT GREGG Cross Country Mortgage Looking for the perfect first home? Welcome to 221 N 30th Street in Opelika—a fully renovated, move-in-ready property that offers the ideal combination of comfort, style, and affordability. This charming 2-bedroom, 1-bath home has been thoughtfully updated from top to bottom, allowing you to enjoy homeownership without the worry of major renovations. Recent improvements include all-new flooring, fresh interior paint, a beautifully updated bathroom, and a completely remodeled kitchen featuring modern finishes and functionality. Inside, you'll find a bright and inviting living space that's perfect for relaxing, entertaining,

Key facts

• Fully renovated
• Spacious backyard
• Remodeled kitchen

Tags

• FULLY RENOVATED
• UPDATED BATHROOM
• REMODELED KITCHEN
• SPACIOUS BACKYARD
• STORAGE SHED
• GREAT LOCATION

Property features AI

Finance

• Other: Subdivision: Pepperel
• Financial info: No financial information provided
• HOA & community: No association amenities

Exterior

• Parking: No parking information provided
• Security: No security information provided
• Utilities: Natural gas available; Sewer connected; Water available
• Home design: Residential property; One story
• Construction: Vinyl siding
• Exterior features: Partial fencing; Crawl space basement

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Oven; Refrigerator
• Bedrooms: No bedroom level details provided
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Gas cooling; Natural gas heating; Forced air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-25 ($-297/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (23.1% below list).
• Recommended offer: $150k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: West Forest Intermediate School (math 23% / reading 43%, grade F, #323 of 627 statewide, top 52%, 331 students, 90% 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: 3 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.1% local appreciation)).
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,955 (23.1% 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. Built in 1935 — 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. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $211,120
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 3rd Ave	0.08mi	2/1.0	1,066 (+5%)	24mo	$187,500	$176	68
2897 Ridge Crest Dr	0.24mi	2/2.0	1,000 (-2%)	18mo	$208,000	$208	68
2899 Ridge Crest Dr	0.23mi	2/2.0	1,000 (-2%)	18mo	$217,000	$217	68
2895 Ridge Crest Dr	0.24mi	2/2.0	1,000 (-2%)	18mo	$208,000	$208	67
2889 Ridge Crest Dr	0.24mi	2/2.0	1,000 (-2%)	18mo	$217,000	$217	67
209 N 24th St	0.43mi	2/1.0	1,150 (+13%)	18mo	$188,000	$163	43
2200 3rd Ave	0.53mi	2/2.0	1,149 (+13%)	10mo	$220,000	$191	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $22,418
• Equity at exit: $88,250

10-year hold

• IRR: 9.8%
• Equity multiple: 2.49×
• Total profit: $81,246
• Equity at exit: $136,484

Cash invested: $54,572 (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 31801

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-25

Break-even live

Break-even rent $1,531

Max offer price $190,528

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $30	+0% $-25	+5% $-80	+10% $-135
Rent	-10% $-143	-5% $-84	+0% $-25	+5% $34	+10% $94
Rate	-1.0pp $73	-0.5pp $25	base $-25	+0.5pp $-75	+1.0pp $-127

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Birmingham Hwy Opelika, AL	2.0	1.0	936	$1,150	$1.23	15d	1	0.92mi
3855 Academy Dr Opelika, AL	3.0	2.5	1492	$1,975	$1.32	15d	1	1.03mi
4150 Academy Dr Opelika, AL	1.0–2.0	1.0–2.0	1050	$1,550	$1.48	15d	3	1.43mi

Listing history 4 events

1. 2026-06-21
   status $194,900 Pending 2 DOM
2. 2026-06-19
   days on market $194,900 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark
4. 2026-06-17
   listed $194,900 Active 1 DOM

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 6/10 Major 7 d/yr ≥104°F today · 20 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: $17,995
• − Mortgage interest: −$10,917
• − Property taxes: −$1,273
• − Insurance: −$974
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,670
• Taxable loss: −$3,720
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $596/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
• City population: 45,973
• Population (ZIP): 2,786

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 2%

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: ▲ 3.06%
• Current HPI: 280.4765
• 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

1 event — show timeline

• 2026-06-17 Listed $194,900 LCMLS

Property tax history

+4.4%/yr

Latest (2025): $1,273 · +0.0% YoY. Source: county tax records.