3149 Raiden Cir · Opelika, AL 36804

$285,000

3 bd · 2.5 ba · 2,040 sqft · Townhouse public records · 51 Days on market

Built 2023 2,614 sqft lot $140/sqft · 31% below area Est $413k · 31% under $125/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

Key facts

• Bright kitchen
• Central island
• Primary suite

Tags

• OPEN CONCEPT MAIN LEVEL
• BRIGHT KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTRAL ISLAND
• PRIMARY SUITE
• VAULTED CEILINGS

Property features AI

Finance

• Other: Located in The Borough at Wyndham South subdivision; Directions: Opelika; left on 85; take exit 51 left
• HOA & community: Homeowners association with $125 monthly fee; Association amenities: Other

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity available; Public water available; Sewer connected; Underground utilities
• Home design: Residential property; Two stories
• Construction: Brick and cement siding exterior; Slab foundation; Built with two levels
• Exterior features: Partial privacy fencing; No pool

Interior

• Kitchen: Cooktop; Dishwasher; Electric range; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans for supplemental cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.1% below list).
• Recommended offer: $202k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Market conditions: 395 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 39% 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 51 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $201,935 (29.1% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (median comp): $412,668
• List price: $285,000
• Delta: -30.94%
• 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
3160 Raiden Cir	0.03mi	3/2.5	2,040 (0%)	6mo	$276,500	$136	94
3124 Raiden Cir	0.03mi	3/2.5	2,015 (-1%)	10mo	$285,000	$141	88
3251 Alana Ct	0.08mi	3/2.5	1,937 (-5%)	2mo	$282,000	$146	86
3383 Alana Ct	0.12mi	3/2.5	1,937 (-5%)	2mo	$293,000	$151	84
3335 Alana Ct	0.11mi	3/2.5	1,937 (-5%)	9mo	$275,000	$142	79
3101 Raiden Cir	0.02mi	3/2.5	1,937 (-5%)	15mo	$276,000	$142	78
3262 Alana Ct	0.10mi	3/2.5	1,937 (-5%)	15mo	$237,993	$123	74
3144 Alana Ct	0.09mi	3/2.5	1,937 (-5%)	16mo	$250,000	$129	74
3132 Alana Ct	0.09mi	3/2.5	1,937 (-5%)	16mo	$244,993	$126	74
3202 Alana Ct	0.09mi	3/2.5	1,937 (-5%)	16mo	$285,993	$148	74
3286 Alana Ct	0.11mi	3/2.5	1,937 (-5%)	16mo	$285,993	$148	73
3371 Alana Ct	0.12mi	3/2.5	1,937 (-5%)	16mo	$244,500	$126	72

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-62,772
• Equity at exit: $42,494

10-year hold

• IRR: -17.4%
• Equity multiple: 0.05×
• Total profit: $-76,133
• Equity at exit: $24,642

Cash invested: $79,800 (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 36804

• Home prices YoY: -19.0%
• Active inventory: 395
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$119
• HOA: −$125
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-260

Break-even live

Break-even rent $2,348

Max offer price $239,097

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Raiden Cir Opelika, AL	3.0	2.5	1937	$2,200	$1.14	13d	1	0.03mi
2704 Matsu Ln Opelika, AL	3.0	2.0	1430	$2,350	$1.64	21d	1	0.68mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: trashlandscapingexterior maint.

Listing history 27 events

1. 2026-06-19
   days on market $285,000 Active 51 DOM
2. 2026-06-18
   days on market $285,000 Active 50 DOM
3. 2026-06-17
   days on market $285,000 Active 49 DOM
4. 2026-06-16
   days on market $285,000 Active 48 DOM
5. 2026-06-15
   days on market $285,000 Active 47 DOM
6. 2026-06-14
   days on market $285,000 Active 45 DOM
7. 2026-06-13
   days on market $285,000 Active 44 DOM
8. 2026-06-10
   days on market $285,000 Active 42 DOM
9. 2026-06-09
   days on market $285,000 Active 41 DOM
10. 2026-06-08
    days on market $285,000 Active 40 DOM
11. 2026-06-07
    days on market $285,000 Active 39 DOM
12. 2026-06-05
    days on market $285,000 Active 36 DOM
13. 2026-06-03
    days on market $285,000 Active 35 DOM
14. 2026-06-02
    days on market $285,000 Active 34 DOM
15. 2026-06-01
    days on market $285,000 Active 33 DOM
16. 2026-05-31
    days on market $285,000 Active 32 DOM
17. 2026-05-30
    days on market $285,000 Active 31 DOM
18. 2026-04-29
    listed $285,000 Active 906-char remark
19. 2023-04-20
    soldstatus $272,900 Closed 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

20. 2023-03-22
    status Pending 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

21. 2023-02-17
    price $267,900 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

22. 2023-02-14
    price $269,900 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

23. 2023-02-05
    price $279,600 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

24. 2023-02-04
    price $254,600 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

25. 2022-12-27
    price $279,600 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

26. 2022-08-16
    price $282,600 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

27. 2022-07-29
    listed $284,350 Active 866-char remark

    Show marketing remark (866 chars)

    * Ask us about the $6,000 Seller Paid Closing Costs plus up to $4000 lender credit with use of Preferred Lender * The Austin plan built by DRB Homes. 3 bedroom/2.5 bath home. Walk into a beautiful open floor plan with 9' ceilings on the main level. The kitchen has an island, quartz countertops and tile backsplash, stainless appliances including oven, refrigerator, dishwasher, and microwave. The homeowners suite is located on the 2nd floor with two closets and en-suite bathroom. There is a large loft area located on the 2nd floor, completed by bedrooms 2 & 3. Gutters, window screens, 2" faux wood blinds, builders warranty, RWC home warranty, and 1 year termite bond are also included with this home. Take advantage of low maintenance townhome living! HOA covers trash, lawn care, exterior maintenance, common area maintenance, and termite control!

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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: $24,232
• − Mortgage interest: −$15,964
• − Property taxes: −$1,402
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$1,500
• − Depreciation: −$8,291
• Taxable loss: −$8,227
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-1,144/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
• County: Lee County · 144,175 people
• City population: 45,973
• Metro: Auburn-Opelika, AL
• Population (ZIP): 20,535
• Household income: $61,880
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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 0.55)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 8% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Korean 1% Other Indo-European 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: ▼ -49.83%
• Current HPI: 212.8718
• Rent YoY: —
• 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

+0.2% since first listed

10 events — show timeline

• 2026-04-29 Listed $285,000 LCMLS
• 2023-04-20 Sold (MLS) $272,900 LCMLS
• 2023-03-22 Pending — LCMLS
• 2023-02-17 Price Changed $267,900 LCMLS
• 2023-02-14 Price Changed $269,900 LCMLS
• 2023-02-05 Price Changed $279,600 LCMLS
• 2023-02-04 Price Changed $254,600 LCMLS
• 2022-12-27 Price Changed $279,600 LCMLS
• 2022-08-16 Price Changed $282,600 LCMLS
• 2022-07-29 Listed $284,350 LCMLS

Property tax history

+0.0%/yr

Latest (2025): $1,402 · +0.0% YoY. Source: county tax records.