555 County Road 129 · Opelika, AL 36874

$190,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 227 Days on market

Built 1935 13 ac lot ↓ 17% since listing

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Why this score? — see what drove the C- 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Been on the hunt for some land? Check out this 13.11-acre property in Salem, AL, just 15 minutes from Opelika, AL, and 20 minutes from Columbus, GA! You can fix the existing home or live in it while building the dream place you’ve always wanted. The land is nice and flat, loaded with mature timber, and perfect for a homesite. All the utilities are set up county water, power, and even two wells. Whether you’re looking for a spot to settle down, spread out, or just have plenty of space to play, this one’s got you covered!

Key facts

• 13.11-acre property
• Mature timber
• County water

Tags

• 13.11-ACRE PROPERTY
• MATURE TIMBER
• COUNTY WATER
• POWER
• TWO WELLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 $185k (2.8% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools C-, employment C-, crime F.
• Lee County (rural): math 23% / reading 47% proficiency, ranked #40 of 129 in AL (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 125 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 227 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,045
• Equity at exit: $28,330

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $13,469
• Equity at exit: $16,428

Cash invested: $53,200 (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 36874

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $295

Break-even live

Break-even rent $1,473

Max offer price $190,000

Occupancy floor 79%

Sensitivity live

Price	-10% $403	-5% $349	+0% $295	+5% $242	+10% $188
Rent	-10% $149	-5% $222	+0% $295	+5% $368	+10% $441
Rate	-1.0pp $391	-0.5pp $344	base $295	+0.5pp $246	+1.0pp $196

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $190,000 Active 227 DOM
2. 2026-06-17
   days on market $190,000 Active 226 DOM
3. 2026-06-16
   days on market $190,000 Active 225 DOM
4. 2026-06-15
   days on market $190,000 Active 224 DOM
5. 2026-06-14
   days on market $190,000 Active 222 DOM
6. 2026-06-13
   days on market $190,000 Active 221 DOM
7. 2026-06-10
   days on market $190,000 Active 219 DOM
8. 2026-06-09
   days on market $190,000 Active 218 DOM
9. 2026-06-08
   days on market $190,000 Active 217 DOM
10. 2026-06-07
    days on market $190,000 Active 216 DOM
11. 2026-06-05
    days on market $190,000 Active 213 DOM
12. 2026-06-03
    days on market $190,000 Active 212 DOM
13. 2026-06-02
    days on market $190,000 Active 211 DOM
14. 2026-06-01
    days on market $190,000 Active 210 DOM
15. 2026-05-31
    days on market $190,000 Active 209 DOM
16. 2026-05-30
    days on market $190,000 Active 208 DOM
17. 2026-04-02
    price $190,000 543-char remark

    Show marketing remark (543 chars)

    Been on the hunt for some land? Check out this 13.11-acre property in Salem, AL, just 15 minutes from Opelika, AL, and 20 minutes from Columbus, GA! You can fix the existing home or live in it while building the dream place you’ve always wanted. The land is nice and flat, loaded with mature timber, and perfect for a homesite. All the utilities are set up county water, power, and even two wells. Whether you’re looking for a spot to settle down, spread out, or just have plenty of space to play, this one’s got you covered!

18. 2026-04-02
    price $190,000 543-char remark

    Show marketing remark (543 chars)

    Been on the hunt for some land? Check out this 13.11-acre property in Salem, AL, just 15 minutes from Opelika, AL, and 20 minutes from Columbus, GA! You can fix the existing home or live in it while building the dream place you’ve always wanted. The land is nice and flat, loaded with mature timber, and perfect for a homesite. All the utilities are set up county water, power, and even two wells. Whether you’re looking for a spot to settle down, spread out, or just have plenty of space to play, this one’s got you covered!

19. 2025-11-03
    listed $200,000 Active 543-char remark

    Show marketing remark (543 chars)

    Been on the hunt for some land? Check out this 13.11-acre property in Salem, AL, just 15 minutes from Opelika, AL, and 20 minutes from Columbus, GA! You can fix the existing home or live in it while building the dream place you’ve always wanted. The land is nice and flat, loaded with mature timber, and perfect for a homesite. All the utilities are set up county water, power, and even two wells. Whether you’re looking for a spot to settle down, spread out, or just have plenty of space to play, this one’s got you covered!

20. 2025-11-03
    listed $200,000 Active 543-char remark

    Show marketing remark (543 chars)

    Been on the hunt for some land? Check out this 13.11-acre property in Salem, AL, just 15 minutes from Opelika, AL, and 20 minutes from Columbus, GA! You can fix the existing home or live in it while building the dream place you’ve always wanted. The land is nice and flat, loaded with mature timber, and perfect for a homesite. All the utilities are set up county water, power, and even two wells. Whether you’re looking for a spot to settle down, spread out, or just have plenty of space to play, this one’s got you covered!

21. 2025-07-31
    price $200,000
22. 2025-07-31
    price $200,000
23. 2025-07-31
    price $200,000
24. 2025-07-31
    price $200,000
25. 2025-05-03
    listed $230,000 Active
26. 2025-04-18
    historical
27. 2025-04-17
    listed $230,000 Active

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,157
• − Mortgage interest: −$10,643
• − Property taxes: −$1,054
• − Insurance: −$950
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$5,527
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $3,438/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: Lee County
• NCES district ID: 0102070
• Math proficiency: 23% ▼ -27.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $47,786
• Composite: 30.04/100
• National rank: #6355
• State rank: #40 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

• City population: 45,973
• Population (ZIP): 10,329

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 (77%)
• Race & ethnicity: White 77% Black 19% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -85.13%
• Current HPI: 218.2835
• 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

-17.4% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $190,000 EABOR
• 2026-04-02 Price Changed $190,000 LCMLS
• 2025-11-03 Listed $200,000 EABOR
• 2025-11-03 Listed $200,000 LCMLS
• 2025-07-31 Price Changed $200,000 EABOR
• 2025-07-31 Price Changed $200,000 EABOR
• 2025-07-31 Price Changed $200,000 LCMLS
• 2025-07-31 Price Changed $200,000 LCMLS
• 2025-05-03 Listed $230,000 EABOR
• 2025-04-18 Coming Soon — EABOR
• 2025-04-17 Listed $230,000 EABOR

Property tax history

+8.5%/yr

Latest (2025): $1,054 · -38.8% YoY. Source: county tax records.