2309 Crestview St · Opelika, AL 36801

$100,000

2 bd · 1.0 ba · 804 sqft · SingleFamily public records · 197 Days on market

Built 1955 0.28 ac lot $124/sqft · 25% below area Est $134k · 25% under ↓ 20% since listing

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Why this score? — see what drove the B 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for a flip or an investment property? Here's your chance! Third of an acre corner lot just around the corner from Tiger Town, Botanic and I-85! Minutes from downtown Opelika and Auburn. Fully fenced yard. Workshop/storage building with a covered porch makes for great storage or the perfect man cave/she shed! Old school hardwood floors that are ready to be refinished and made new in the bedrooms, living room and dining room! Beautiful mature trees provide a lovely setting for what this home can be. Tried to talk the owners into keeping this one to fix up for an investment! Property to be sold "as is. "

Key facts

• Fully fenced yard
• Corner lot
• Mature trees

Tags

• CORNER LOT
• FULLY FENCED YARD
• WORKSHOP STORAGE BUILDING
• OLD SCHOOL HARDWOOD FLOORS
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Rents rising fast (+6.2%/yr); 532 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1955 — 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: 1.27% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $134,044
• List price: $100,000
• Delta: -25.40%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Crestview St	0.14mi	2/1.0	768 (-4%)	20mo	$80,000	$104	70
1912 Trimble St	0.55mi	3/1.0 (+1)	696 (-13%)	19mo	$67,000	$96	31

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $10,877
• Equity at exit: $14,910

10-year hold

• IRR: 21.1%
• Equity multiple: 3.06×
• Total profit: $57,566
• Equity at exit: $8,646

Cash invested: $28,000 (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 36801

• Home prices YoY: -30.9%
• Rents YoY: 6.2%
• Active inventory: 532
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $358

Break-even live

Break-even rent $813

Max offer price $100,000

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Monroe Ave Opelika, AL	2.0	2.0	928	$850	$0.92	21d	1	0.74mi
1607 3rd Ave Opelika, AL	2.0	1.0	974	$975	$1.00	21d	1	1.10mi

Listing history 4 events

1. 2026-03-30
   price $100,000 627-char remark

   Show marketing remark (627 chars)

   Ready for a flip or an investment property? Here's your chance! Third of an acre corner lot just around the corner from Tiger Town, Botanic and I-85! Minutes from downtown Opelika and Auburn. Fully fenced yard. Workshop/storage building with a covered porch makes for great storage or the perfect man cave/she shed! Old school hardwood floors that are ready to be refinished and made new in the bedrooms, living room and dining room! Beautiful mature trees provide a lovely setting for what this home can be. Tried to talk the owners into keeping this one to fix up for an investment! Property to be sold "as is. "

2. 2026-02-19
   price $109,900 627-char remark

   Show marketing remark (627 chars)

   Ready for a flip or an investment property? Here's your chance! Third of an acre corner lot just around the corner from Tiger Town, Botanic and I-85! Minutes from downtown Opelika and Auburn. Fully fenced yard. Workshop/storage building with a covered porch makes for great storage or the perfect man cave/she shed! Old school hardwood floors that are ready to be refinished and made new in the bedrooms, living room and dining room! Beautiful mature trees provide a lovely setting for what this home can be. Tried to talk the owners into keeping this one to fix up for an investment! Property to be sold "as is. "

3. 2026-01-08
   price $119,900 627-char remark

   Show marketing remark (627 chars)

   Ready for a flip or an investment property? Here's your chance! Third of an acre corner lot just around the corner from Tiger Town, Botanic and I-85! Minutes from downtown Opelika and Auburn. Fully fenced yard. Workshop/storage building with a covered porch makes for great storage or the perfect man cave/she shed! Old school hardwood floors that are ready to be refinished and made new in the bedrooms, living room and dining room! Beautiful mature trees provide a lovely setting for what this home can be. Tried to talk the owners into keeping this one to fix up for an investment! Property to be sold "as is. "

4. 2025-11-06
   listed $125,000 Active 627-char remark

   Show marketing remark (627 chars)

   Ready for a flip or an investment property? Here's your chance! Third of an acre corner lot just around the corner from Tiger Town, Botanic and I-85! Minutes from downtown Opelika and Auburn. Fully fenced yard. Workshop/storage building with a covered porch makes for great storage or the perfect man cave/she shed! Old school hardwood floors that are ready to be refinished and made new in the bedrooms, living room and dining room! Beautiful mature trees provide a lovely setting for what this home can be. Tried to talk the owners into keeping this one to fix up for an investment! Property to be sold "as is. "

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $15,197
• − Mortgage interest: −$5,602
• − Property taxes: −$914
• − Insurance: −$500
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,909
• Taxable income: $2,841
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,617/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): 25,438
• Household income: $62,414
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1025.0

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 0.58)
• 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

-20.0% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $100,000 LCMLS
• 2026-02-19 Price Changed $109,900 LCMLS
• 2026-01-08 Price Changed $119,900 LCMLS
• 2025-11-06 Listed $125,000 LCMLS

Property tax history

+5.1%/yr

Latest (2025): $914 · +0.0% YoY. Source: county tax records.