930 Catherine Dr · Opelika, AL 36801

$389,000

4 bd · 3.0 ba · 2,812 sqft · SingleFamily public records · 14 Days on market

Built 2022 10,019 sqft lot $138/sqft · 9% below area Est $391k · at est.

---

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 +13.3/30.0
• ARV discount +7.7/15.0
• Rent growth +4.1/5.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RIVENDELL PLAN. Entry foyer w/ beam detail leads to open concept featuring Family Room w/ wood-burning fireplace boasting stone surround and wood accent detail; spacious dining area, and kitchen ideal for entertaining. Kitchen features shaker styled cabinets, quartz counters, designer backsplash, and a large corner pantry! Stainless Electric Range/Oven, Dishwasher, and Microhood included. The Owner's Suite is nicely sized and features luxurious tiled bathroom with double vanity boasting quartz counters, garden tub, and separate tiled shower. Also on the main level, you'll find mud room entry from garage and guest bedroom/bathroom. On the second level, you'll enter into loft/study area leading to two guest rooms which share a jack and jill bath. Mohawk Revwood flooring in much of the main level common area and tiled flooring in bathrooms. Fiber Cement Siding, Architectural Shingled Roof, and Rear Covered Patio. Mins from Historic Downtown Opelika, I-85, and Southern Union!

Key facts

• Quartz countertops
• Soaking tub
• Tiled shower

Tags

• WOOD BURNING FIREPLACE
• QUARTZ COUNTERTOPS
• SHAKER STYLE CABINETRY
• SPA INSPIRED BATHROOM
• SOAKING TUB
• TILED SHOWER

Property features AI

Finance

• Other: Subdivision: THE WILLOWS; Directions available
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Water available; Sewer connected; Underground utilities
• Home design: Residential property; Two-story home; Built by Trademark Quality Homes
• Construction: Cement siding; Slab foundation
• Exterior features: Covered patio; Privacy fencing

Interior

• Kitchen: Cooktop; Electric cooktop; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Simulated wood
• Bathrooms: Three full bathrooms; Two bathrooms on the main level
• Heating & cooling: Heat pump heating and cooling; Electric heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Kitchen island; Pantry
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $2 ($28/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 $301k (22.7% below list).
• Recommended offer: $301k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); 534 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $3,005/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1025% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $300,546 (22.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (median comp): $391,077
• List price: $389,000
• Delta: -0.53%
• 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
1029 Finn Ct	0.07mi	4/3.0	2,697 (-4%)	6mo	$399,900	$148	85
676 High Field Ct	0.41mi	4/3.0	2,730 (-3%)	7mo	$399,900	$146	70
1109 Catherine Dr	0.22mi	4/2.5	2,655 (-6%)	10mo	$372,900	$140	70
1183 Palmer Lee Dr	0.22mi	5/3.5 (+1)	2,549 (-9%)	0mo	$392,990	$154	67
1006 Catherine Dr	0.13mi	5/3.0 (+1)	2,600 (-8%)	13mo	$379,900	$146	65
672 Towne Lake Pkwy	0.48mi	4/3.0	2,761 (-2%)	13mo	$388,500	$141	64
533 Towne Lake Pkwy	0.66mi	4/3.0	2,705 (-4%)	3mo	$418,000	$155	61
682 High Field Ct	0.40mi	4/2.5	2,632 (-6%)	13mo	$409,000	$155	58
1491 Hidden Lakes Dr	0.75mi	4/3.0	2,705 (-4%)	2mo	$473,419	$175	58
1209 Covington Ave	0.26mi	4/2.5	2,498 (-11%)	12mo	$320,000	$128	57
1314 Lizlin St	0.48mi	4/2.5	2,509 (-11%)	4mo	$325,000	$130	54
1030 W Point Pkwy	0.75mi	3/3.0 (-1)	3,142 (+12%)	1mo	$560,000	$178	40

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: -13.1%
• Equity multiple: 0.51×
• Total profit: $-52,886
• Equity at exit: $58,001

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,944
• Equity at exit: $33,634

Cash invested: $108,920 (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: 534
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,005 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $2

Break-even live

Break-even rent $3,002

Max offer price $389,000

Occupancy floor 95%

Sensitivity live

Price	-10% $223	-5% $112	+0% $2	+5% $-108	+10% $-218
Rent	-10% $-235	-5% $-116	+0% $2	+5% $121	+10% $240
Rate	-1.0pp $198	-0.5pp $101	base $2	+0.5pp $-98	+1.0pp $-201

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Hanson St Opelika, AL	3.0	2.5	2012	$2,750	$1.37	45d	1	1.00mi
1743 Hanson St Opelika, AL	3.0	2.5	2235	$3,050	$1.36	45d	1	1.01mi
1771 Hanson St Opelika, AL	4.0	3.5	2637	$3,500	$1.33	45d	1	1.04mi
1785 Hanson St Opelika, AL	4.0	3.5	2561	$3,500	$1.37	15d	1	1.04mi

Listing history 5 events

1. 2026-05-07
   listed $389,000 Active 1663-char remark
2. 2026-04-29
   price $389,000
3. 2023-04-26
   soldstatus $364,900 Closed

   Show marketing remark (987 chars)

   RIVENDELL PLAN. Entry foyer w/ beam detail leads to open concept featuring Family Room w/ wood-burning fireplace boasting stone surround and wood accent detail; spacious dining area, and kitchen ideal for entertaining. Kitchen features shaker styled cabinets, quartz counters, designer backsplash, and a large corner pantry! Stainless Electric Range/Oven, Dishwasher, and Microhood included. The Owner's Suite is nicely sized and features luxurious tiled bathroom with double vanity boasting quartz counters, garden tub, and separate tiled shower. Also on the main level, you'll find mud room entry from garage and guest bedroom/bathroom. On the second level, you'll enter into loft/study area leading to two guest rooms which share a jack and jill bath. Mohawk Revwood flooring in much of the main level common area and tiled flooring in bathrooms. Fiber Cement Siding, Architectural Shingled Roof, and Rear Covered Patio. Mins from Historic Downtown Opelika, I-85, and Southern Union!

4. 2023-03-09
   status Pending

   Show marketing remark (987 chars)

   RIVENDELL PLAN. Entry foyer w/ beam detail leads to open concept featuring Family Room w/ wood-burning fireplace boasting stone surround and wood accent detail; spacious dining area, and kitchen ideal for entertaining. Kitchen features shaker styled cabinets, quartz counters, designer backsplash, and a large corner pantry! Stainless Electric Range/Oven, Dishwasher, and Microhood included. The Owner's Suite is nicely sized and features luxurious tiled bathroom with double vanity boasting quartz counters, garden tub, and separate tiled shower. Also on the main level, you'll find mud room entry from garage and guest bedroom/bathroom. On the second level, you'll enter into loft/study area leading to two guest rooms which share a jack and jill bath. Mohawk Revwood flooring in much of the main level common area and tiled flooring in bathrooms. Fiber Cement Siding, Architectural Shingled Roof, and Rear Covered Patio. Mins from Historic Downtown Opelika, I-85, and Southern Union!

5. 2022-10-21
   listed $364,914 Active

   Show marketing remark (987 chars)

   RIVENDELL PLAN. Entry foyer w/ beam detail leads to open concept featuring Family Room w/ wood-burning fireplace boasting stone surround and wood accent detail; spacious dining area, and kitchen ideal for entertaining. Kitchen features shaker styled cabinets, quartz counters, designer backsplash, and a large corner pantry! Stainless Electric Range/Oven, Dishwasher, and Microhood included. The Owner's Suite is nicely sized and features luxurious tiled bathroom with double vanity boasting quartz counters, garden tub, and separate tiled shower. Also on the main level, you'll find mud room entry from garage and guest bedroom/bathroom. On the second level, you'll enter into loft/study area leading to two guest rooms which share a jack and jill bath. Mohawk Revwood flooring in much of the main level common area and tiled flooring in bathrooms. Fiber Cement Siding, Architectural Shingled Roof, and Rear Covered Patio. Mins from Historic Downtown Opelika, I-85, and Southern Union!

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,039 · $170/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: $36,066
• − Mortgage interest: −$21,790
• − Property taxes: −$2,039
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,885
• − Management: −$2,885
• − Depreciation: −$11,316
• Taxable loss: −$6,795
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $1,659/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

+6.6% since first listed

6 events — show timeline

• 2026-05-21 Pending — LCMLS
• 2026-05-07 Listed $389,000 LCMLS
• 2026-04-29 Price Changed $389,000 Greater Alabama MLS
• 2023-04-26 Sold (MLS) $364,900 LCMLS
• 2023-03-09 Pending — LCMLS
• 2022-10-21 Listed $364,914 LCMLS

Property tax history

+77.4%/yr

Latest (2025): $2,039 · +7.2% YoY. Source: county tax records.