1300 Pinedale Dr · Opelika, AL 31801

$294,900

3 bd · 1.0 ba · 1,707 sqft · SingleFamily public records · 4 Days on market

Built 1970 0.45 ac lot Est $280k · 5% 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 +9.8/30.0
• Appreciation +6.5/10.0
• ARV discount +5.1/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Welcome home to a spacious brick ranch offering the comfort, flexibility, and character that today's buyers are looking for. This well-designed home features over 1,700 square feet of living space with three generously sized bedrooms and two full baths, providing plenty of room for family, guests, or a growing household. Inside, you'll find both a formal living room and a warm, inviting keeping room just off the kitchen, complete with a fireplace that creates the perfect gathering space for relaxing evenings or entertaining friends and family. The oversized laundry room provides exceptional storage and functionality, while the rear flex room is ideal for a home office, hobby room, playroom,

Key facts

• Formal living room
• Keeping room
• Rear flex room

Tags

• BRICK RANCH
• FORMAL LIVING ROOM
• KEEPING ROOM
• FIREPLACE
• OVERSIZED LAUNDRY ROOM
• REAR FLEX ROOM

Property features AI

Finance

• Other: Located in the BROOKWOOD subdivision
• HOA & community: No association amenities

Exterior

• Parking: Attached carport; Two carport spaces
• Utilities: Water available
• Home design: Single-story residential home; Brick construction
• Construction: Brick exterior; One level
• Exterior features: No fencing; No pool listed; Water available

Interior

• Kitchen: Cooktop; Electric range
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Ceiling fan(s); Central electric air conditioning
• Interior features: Ceiling fans; Fireplace with insert
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.8% below list).
• Recommended offer: $201k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 3 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.1% local appreciation)).
• Lee County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $201,026 (31.8% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $279,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Mclure Ave	0.41mi	3/2.0	1,737 (+2%)	6mo	$175,000	$101	68
316 Hillcrest Ave	0.29mi	3/2.0	1,660 (-3%)	11mo	$290,000	$175	68
410 Etowah Ave	0.49mi	3/2.0	1,706 (-0%)	10mo	$218,000	$128	64
208 Preston Ct	0.35mi	3/2.0	1,521 (-11%)	2mo	$255,000	$168	60
400 Etowah Ave	0.48mi	4/2.0 (+1)	1,762 (+3%)	6mo	$260,000	$148	58
305 3rd Ave	0.53mi	3/2.0	1,858 (+9%)	1mo	$324,000	$174	56
314 N 2nd St	0.40mi	3/2.0	1,498 (-12%)	6mo	$239,000	$160	52
1308 Denson Dr	0.44mi	3/2.0	1,925 (+13%)	5mo	$265,000	$138	50
805 India Rd	0.58mi	3/2.0	1,496 (-12%)	0mo	$265,000	$177	48
508 5th Ave	0.58mi	3/2.0	1,554 (-9%)	10mo	$215,000	$138	45
801 India Rd	0.55mi	3/2.0	1,474 (-14%)	4mo	$295,000	$200	44
1306 Claire St	0.33mi	4/2.0 (+1)	1,945 (+14%)	13mo	$318,800	$164	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.29×
• Total profit: $24,307
• Equity at exit: $133,530

10-year hold

• IRR: 8.1%
• Equity multiple: 2.24×
• Total profit: $102,078
• Equity at exit: $206,512

Cash invested: $82,572 (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 31801

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-188

Break-even live

Break-even rent $2,248

Max offer price $261,722

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Etowah Ave Unit 1 Opelika, AL	3.0	2.0	1706	$2,400	$1.41	43d	1	0.52mi
676 Village Dr Opelika, AL	2.0	2.0	1255	$1,975	$1.57	21d	1	1.01mi
403 Raintree St Opelika, AL	4.0	2.0	1680	$1,500	$0.89	13d	1	1.02mi
829 S Railroad Ave #202 Opelika, AL	2.0	2.0	1200	$1,795	$1.50	13d	1	1.03mi
1098 Burrow Cir Opelika, AL	2.0	2.0	1183	$1,600	$1.35	43d	1	1.08mi
2208 Rocky Brook Rd Opelika, AL	3.0	2.5	1674	$2,000	$1.19	21d	1	1.15mi
1008 Fitzpatrick Ave Opelika, AL	3.0	2.0	2200	$2,300	$1.05	43d	1	1.18mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $294,900 Pending 4 DOM
2. 2026-06-05
   days on market $294,900 Active 2 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $294,900 Active 1 DOM

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,279 · $107/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,123
• − Mortgage interest: −$16,519
• − Property taxes: −$1,279
• − Insurance: −$1,474
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$8,579
• Taxable loss: −$7,588
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-433/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
• City population: 45,973
• Population (ZIP): 2,786

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 (68%)
• Race & ethnicity: White 68% Black 15% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 2%

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: ▲ 3.06%
• Current HPI: 280.4765
• 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

1 event — show timeline

• 2026-06-02 Listed $294,900 LCMLS

Property tax history

+4.6%/yr

Latest (2025): $1,279 · +0.0% YoY. Source: county tax records.