Springhill A Plan · Opelika, AL 36801

$277,490

3 bd · 2.0 ba · 1,801 sqft · SingleFamily · 429 Days on market

Excellent condition

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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 +8.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking for cozy southern charm or a sleek and sophisticated craftsman, this house plan is the perfect fit for your home dreams. Enjoy quiet mornings on the front porch or spend endless evenings out on the optional deck. Inside, you'll find the perfect open space for friends and family to gather, as well as a spacious kitchen for bringing your cooking creations to life. The Springhill A is easy to fall in love with no matter what wants and needs you may have.

Key facts

• Listed 429 days

🏗️ New construction. The $277,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $297,694.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.0% below list).
• Recommended offer: $228k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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); 749 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).
• This rent runs 44% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 429 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 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 $227,605 (18.0% 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 429 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $297,694
• List price: $277,490
• Delta: -6.79%
• 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
401 Bush Creek Rd	0.30mi	3/2.0	1,808 (+0%)	1mo	$329,000	$182	84
689 Ironwood Dr	0.28mi	3/2.0	1,774 (-2%)	4mo	$317,000	$179	80
615 Ironwood Dr	0.22mi	4/2.5 (+1)	1,942 (+8%)	6mo	$319,900	$165	65
600 Yellowstone Dr	0.15mi	3/2.0	2,003 (+11%)	13mo	$325,000	$162	63
518 High Dr	0.35mi	3/2.0	1,912 (+6%)	14mo	$350,000	$183	62
409 Bush Creek Rd	0.31mi	4/2.0 (+1)	1,575 (-12%)	2mo	$310,000	$197	58
529 Bush Creek Rd	0.25mi	4/2.0 (+1)	1,593 (-12%)	10mo	$299,999	$188	56
1192 Willows Dr	0.61mi	4/2.0 (+1)	1,926 (+7%)	6mo	$364,900	$189	50
748 Owens Way	0.37mi	3/2.0	2,052 (+14%)	11mo	$343,000	$167	50
603 W Towne Lake Cir W	0.56mi	4/2.5 (+1)	2,036 (+13%)	3mo	$395,000	$194	42
905 Beauford Dr	0.66mi	3/2.5	2,069 (+15%)	2mo	$370,000	$179	41
1201 Catherine Dr	0.72mi	4/2.0 (+1)	1,993 (+11%)	19mo	$365,000	$183	28

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: -19.0%
• Equity multiple: 0.32×
• Total profit: $-57,029
• Equity at exit: $44,387

10-year hold

• IRR: -6.1%
• Equity multiple: 0.56×
• Total profit: $-37,064
• Equity at exit: $25,739

Cash invested: $83,354 (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: 9.5 mo (11%/mo absorbed)
• Median asking: $321,186 ($207/sqft)
• Median days on market: 119 d
• This list price: 2% of active listings are priced below it
• ARV vs active asking: -20.1% 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: 749
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,561
• Tax est. 1.5%: −$372 /mo · $4,465/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-259

Break-even live

Break-even rent $2,604

Max offer price $260,185

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-156	+0% $-259	+5% $-362	+10% $-465
Rent	-10% $-439	-5% $-349	+0% $-259	+5% $-169	+10% $-79
Rate	-1.0pp $-109	-0.5pp $-183	base $-259	+0.5pp $-336	+1.0pp $-415

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: $74,423
• Closing costs: $8,931
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Douglas St Opelika, AL	3.0–4.0	2.0–3.0	1812	$2,300	$1.27	0d	7	0.51mi
1045 Douglas St Opelika, AL	3.0	2.0	1665	$2,300	$1.38	6d	1	0.56mi
1057 Douglas St Opelika, AL	3.0	2.0	1665	$2,300	$1.38	6d	1	0.58mi
1063 Douglas St Opelika, AL	3.0	2.0	1665	$2,300	$1.38	6d	1	0.59mi
1141 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.69mi
1147 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.70mi
1153 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.70mi
1165 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.73mi
1171 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.74mi
1177 Douglas St Opelika, AL	3.0	2.0	1665	$2,400	$1.44	139d	1	0.76mi
403 Raintree St Opelika, AL	4.0	2.0	1680	$1,500	$0.89	109d	1	0.87mi
676 Village Dr Opelika, AL	2.0	2.0	1255	$1,975	$1.57	116d	1	1.07mi
1729 Hanson St Opelika, AL	3.0	2.5	2012	$2,750	$1.37	139d	1	1.47mi
1743 Hanson St Opelika, AL	3.0	2.5	2235	$3,050	$1.36	139d	1	1.48mi

Listing history 50 events

1. 2026-09-18
   days on market $277,490 Active 429 DOM
2. 2026-09-17
   days on market $277,490 Active 428 DOM
3. 2026-09-16
   days on market $277,490 Active 427 DOM
4. 2026-09-15
   days on market $277,490 Active 426 DOM
5. 2026-09-14
   days on market $277,490 Active 425 DOM
6. 2026-09-13
   days on market $277,490 Active 424 DOM
7. 2026-09-12
   days on market $277,490 Active 423 DOM
8. 2026-09-11
   days on market $277,490 Active 422 DOM
9. 2026-09-05
   days on market $277,490 Active 416 DOM
10. 2026-09-04
    days on market $277,490 Active 415 DOM
11. 2026-09-03
    days on market $277,490 Active 414 DOM
12. 2026-08-31
    days on market $277,490 Active 411 DOM
13. 2026-08-30
    days on market $277,490 Active 410 DOM
14. 2026-08-29
    days on market $277,490 Active 409 DOM
15. 2026-08-28
    days on market $277,490 Active 408 DOM
16. 2026-08-27
    days on market $277,490 Active 407 DOM
17. 2026-08-26
    days on market $277,490 Active 406 DOM
18. 2026-08-25
    days on market $277,490 Active 405 DOM
19. 2026-08-24
    days on market $277,490 Active 404 DOM
20. 2026-08-23
    days on market $277,490 Active 403 DOM
21. 2026-08-22
    days on market $277,490 Active 402 DOM
22. 2026-08-21
    days on market $277,490 Active 401 DOM
23. 2026-08-20
    days on market $277,490 Active 400 DOM
24. 2026-08-19
    days on market $277,490 Active 399 DOM
25. 2026-08-18
    days on market $277,490 Active 398 DOM
26. 2026-08-17
    days on market $277,490 Active 397 DOM
27. 2026-08-16
    days on market $277,490 Active 396 DOM
28. 2026-08-15
    days on market $277,490 Active 395 DOM
29. 2026-08-14
    days on market $277,490 Active 394 DOM
30. 2026-08-13
    days on market $277,490 Active 393 DOM
31. 2026-08-12
    days on market $277,490 Active 392 DOM
32. 2026-08-12
    price $277,490 Active 391 DOM
33. 2026-08-08
    days on market $289,142 Active 391 DOM
34. 2026-08-07
    days on market $289,142 Active 390 DOM
35. 2026-08-06
    days on market $289,142 Active 389 DOM
36. 2026-08-05
    days on market $289,142 Active 388 DOM
37. 2026-08-04
    days on market $289,142 Active 387 DOM
38. 2026-08-03
    days on market $289,142 Active 386 DOM
39. 2026-07-31
    days on market $289,142 Active 383 DOM
40. 2026-07-30
    days on market $289,142 Active 382 DOM
41. 2026-07-29
    days on market $289,142 Active 381 DOM
42. 2026-07-27
    days on market $289,142 Active 379 DOM
43. 2026-07-25
    days on market $289,142 Active 377 DOM
44. 2026-07-24
    days on market $289,142 Active 376 DOM
45. 2026-07-23
    days on market $289,142 Active 375 DOM
46. 2026-07-22
    days on market $289,142 Active 374 DOM
47. 2026-07-21
    days on market $289,142 Active 373 DOM
48. 2026-07-18
    days on market $289,142 Active 370 DOM
49. 2026-07-16
    days on market $289,142 Active 368 DOM
50. 2026-07-16
    days on market $289,142 Active 367 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: $27,313
• − Mortgage interest: −$16,675
• − Property taxes: −$4,465
• − Insurance: −$1,488
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$8,660
• Taxable loss: −$8,347
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-1,107/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 · 4 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen and well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and new outdoor lighting to further enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Install new outdoor lighting — Improved lighting can make the property more inviting and safer at night. ↑

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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+2.7% since first listed

13 events — show timeline

• 2026-04-19 Relisted — Zillow
• 2026-02-19 Delisted — Zillow
• 2026-01-08 Relisted — Zillow
• 2025-11-16 Delisted — Zillow
• 2025-11-08 Price Changed $279,343 Zillow
• 2025-11-08 Relisted — Zillow
• 2025-08-04 Delisted — Zillow
• 2025-07-28 Price Changed $275,976 Zillow
• 2025-07-28 Relisted — Zillow
• 2025-04-24 Delisted — Zillow
• 2025-03-10 Relisted — Zillow
• 2025-03-05 Delisted — Zillow
• 2024-08-19 Listed $272,085 Zillow