2500 Poplar St · Opelika, AL 36804

$245,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 3 Days on market

Built 1965 0.31 ac lot Est $218k · 13% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BR/1.5BA brick ranch in Opelika has so much to offer! Recent updates include a new HVAC unit, water heater, LVP flooring, and blown insulation, all added less than two years ago. The living room boasts a desk nook and hardwood floors, while the den showcases the new LVP. The kitchen comes with a stainless-steel stove, pantry, and LVP flooring. Bedrooms are good-sized with hardwood floors and new ceiling fans. The full bath features a tub/shower combo and tile flooring, and the half bath is conveniently located off the master bedroom. Outside, enjoy a covered patio, powered and A/C-equipped storage shed, and a fenced yard. Situated on a corner lot just minutes from I-85 and 15 minu

Key facts

• Water heater
• New hvac unit
• Desk nook

Tags

• NEW HVAC UNIT
• WATER HEATER
• LVP FLOORING
• BLOWN INSULATION
• DESK NOOK
• STAINLESS-STEEL STOVE

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; One level; Residential property; Has a view
• Construction: Brick construction; Blown-in insulation; Composition roof; Crawl space foundation; Built with no common walls
• Exterior features: Covered patio; Back yard; Corner lot; Chain link and privacy fencing; Shed(s)

Interior

• Kitchen: Electric oven; Gas water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: High speed internet; Storm windows; Storage shed(s)
• Laundry & utility: Laundry closet; Additional laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $194k (21.0% below list).
• Recommended offer: $194k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 38% 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 $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.
• Current owner paid $120k; list at $245k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $193,590 (21.0% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Hall Ave	0.15mi	3/1.5	1,392 (+7%)	6mo	$145,000	$104	75
408 Wittel Ave	0.12mi	3/2.0	1,352 (+4%)	22mo	$198,000	$146	67
602 Edmon Ave	0.30mi	4/2.5 (+1)	1,365 (+5%)	3mo	$230,000	$168	65
306 Crawford Rd	0.71mi	3/1.5	1,272 (-2%)	0mo	$251,500	$198	63
2712 Tara Ct	0.42mi	3/2.0	1,402 (+8%)	4mo	$285,000	$203	62
2706 Samantha Ln	0.33mi	3/2.0	1,479 (+14%)	1mo	$300,000	$203	58
2800 Edgemont St	0.61mi	3/2.0	1,396 (+8%)	1mo	$231,000	$165	56
605 Hall Ave	0.39mi	3/2.0	1,469 (+13%)	3mo	$230,000	$157	55
2803 Pineknoll St	0.49mi	3/2.0	1,276 (-2%)	22mo	$194,000	$152	54
107 Southridge Ct	0.59mi	3/2.0	1,381 (+7%)	9mo	$235,000	$170	52
2802 Matsu Ln	0.40mi	3/2.0	1,450 (+12%)	9mo	$280,000	$193	52
102 Ballard Ave	0.62mi	3/2.0	1,311 (+1%)	19mo	$202,500	$154	51

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-34,980
• Equity at exit: $36,530

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-24,710
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $76

Break-even live

Break-even rent $1,840

Max offer price $245,000

Occupancy floor 91%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Matsu Ln Opelika, AL	3.0	2.0	1430	$2,350	$1.64	20d	1	0.34mi
613 Lismore Dr Opelika, AL	3.0	2.0	1300	$1,600	$1.23	43d	1	1.04mi
1213 Monroe Ave Opelika, AL	2.0	2.0	928	$850	$0.92	20d	1	1.35mi

Listing history 5 events

1. 2026-05-15
   listed $245,000 Active 770-char remark
2. 2026-05-15
   listed $245,000 New 758-char remark
3. 2026-05-12
   historical $245,000 758-char remark
4. 2026-05-11
   historical $245,000 770-char remark
5. 2024-07-31
   soldstatus $120,000

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$206/yr (+$17/mo · 25.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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: $23,231
• − Mortgage interest: −$13,724
• − Property taxes: −$798
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$7,127
• Taxable loss: −$3,360
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,718/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

+104.2% since first listed

6 events — show timeline

• 2026-05-26 Listing Removed — GAMLS
• 2026-05-26 Relisted — EABOR
• 2026-05-15 Listed $245,000 GAMLS
• 2026-05-12 Coming Soon — GAMLS
• 2026-05-11 Listed $245,000 EABOR
• 2024-07-31 Sold (Public Records) $120,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $798 · -53.1% YoY. Source: county tax records.