158 Summer St · Opelika, AL 36804

$256,570

2 bd · 2.0 ba · 1,184 sqft · Townhouse · 23 Days on market

Built 2026 Good condition 4,356 sqft lot Est $251k · at est. $140/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +6.5/15.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Quick Close Opportunity in Firefly! This Townhome is an exterior two bedroom, two bath home comprising of 1,184 square feet. The covered front entry leads you inside the foyer with the guest bedroom and bathroom access. Past the foyer, is the dining area off of the kitchen. The kitchen extends into an open concept living area that features vaulted ceilings. The kitchen boasts stainless steel appliances, granite countertops and custom designed wooden cabinets. There is ample room for storage with an attached pantry and closets lined with wire shelving in both bedrooms and laundry room. Down the hall is the primary bedroom with ensuite and closet accessed from the bedroom.

Key facts

• Ensuite
• Attached pantry
• Granite countertops

Tags

• COVERED FRONT ENTRY
• OPEN CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ATTACHED PANTRY
• ENSUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-878 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (49.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (48.9% below list).
• Recommended offer: $129k (49.5% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 3.6% in Opelika — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Beauregard Elementary School (math 32% / reading 61%, grade D-, #159 of 627 statewide, top 26%, 769 students, 67% FRL); Sanford Middle School (math 27% / reading 46%, grade F, #76 of 257 statewide, top 31%, 545 students, 74% FRL); Beauregard High School (math 17% / reading 12%, grade F, #220 of 305 statewide, top 77%, 555 students, 66% FRL).
• Market conditions: 540 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,491 (49.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.51% ✗
• Cap rate: 2.19%
• Cash-on-cash: -14.67%
• DSCR: 0.35
• GRM: 16.3

CMA / ARV

• ARV (on-the-fly): $251,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
0160 Firefly Ln	0.09mi	3/2.0 (+1)	1,411 (+19%)	3mo	$334,363	$237	63
261 Summer St	0.22mi	3/2.0 (+1)	1,395 (+18%)	2mo	$299,935	$215	58
251 Firefly Ln	0.12mi	3/2.0 (+1)	1,411 (+19%)	10mo	$353,919	$251	57
135 Firefly Ln	0.12mi	3/2.0 (+1)	1,411 (+19%)	15mo	$360,913	$256	52
1900 Arbor Ln	1.20mi	3/2.0 (+1)	1,259 (+6%)	12mo	$267,500	$212	39
990 Como Way	1.48mi	3/2.0 (+1)	1,461 (+23%)	1mo	$310,289	$212	34
1073 Como Way	1.49mi	3/2.0 (+1)	1,461 (+23%)	2mo	$303,199	$208	33
1162 Ontario Rd	1.50mi	3/2.0 (+1)	1,461 (+23%)	6mo	$307,784	$211	30
1909 Arbor Ln	1.20mi	3/2.0 (+1)	1,417 (+20%)	10mo	$266,000	$188	27
1907 Arbor Ln	1.20mi	3/2.0 (+1)	1,422 (+20%)	10mo	$260,000	$183	27
2115 Caspian Ct	1.46mi	3/2.0 (+1)	1,461 (+23%)	25mo	$289,599	$198	15
2107 Caspian Ct	1.47mi	3/2.0 (+1)	1,461 (+23%)	27mo	$289,199	$198	15

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: -44.3%
• Equity multiple: -0.36×
• Total profit: $-97,403
• Equity at exit: $38,255

10-year hold

• IRR: -78.7%
• Equity multiple: -1.18×
• Total profit: $-156,411
• Equity at exit: $22,183

Cash invested: $71,840 (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 →

Active competition Active MLS

• For sale now: 9 active
• Median asking: $250,435 ($212/sqft)
• Median days on market: 113 d
• This list price: 89% of active listings are priced below it
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36804

• Home prices YoY: -19.0%
• Active inventory: 540
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$1,345
• Tax est. 1.5%: −$321 /mo · $3,849/yr
• Insurance: −$107
• HOA: −$140
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-878

Break-even live

Break-even rent $2,422

Max offer price $129,491

Occupancy floor —

Sensitivity live

Price	-10% $-701	-5% $-790	+0% $-878	+5% $-967	+10% $-1,056
Rent	-10% $-982	-5% $-930	+0% $-878	+5% $-826	+10% $-775
Rate	-1.0pp $-749	-0.5pp $-813	base $-878	+0.5pp $-945	+1.0pp $-1,012

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: $64,142
• Closing costs: $7,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $254,455

Exterior

• Home design: Firefly Townhome exterior unitTownhome (exterior unit)
• Construction: Built 2026 (new construction/spec)Living area approximately 1,184
• Exterior features: Located at 158 Summer St, Opelika, AL 36804

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new-construction townhome unit

Listing history 50 events

1. 2026-09-24
   days on market $256,570 Active 23 DOM
2. 2026-09-24
   days on market $256,570 Active 22 DOM
3. 2026-09-22
   days on market $256,570 Active 21 DOM
4. 2026-09-21
   days on market $256,570 Active 20 DOM
5. 2026-09-20
   days on market $256,570 Active 19 DOM
6. 2026-09-18
   days on market $256,570 Active 17 DOM
7. 2026-09-17
   days on market $256,570 Active 16 DOM
8. 2026-09-16
   days on market $256,570 Active 15 DOM
9. 2026-09-15
   days on market $256,570 Active 14 DOM
10. 2026-09-14
    days on market $256,570 Active 13 DOM
11. 2026-09-13
    days on market $256,570 Active 12 DOM
12. 2026-09-12
    days on market $256,570 Active 11 DOM
13. 2026-09-11
    remarks 699-char remark
14. 2026-09-11
    days on marketlisting id $256,570 Active 10 DOM
15. 2026-09-05
    days on market $256,570 Active 105 DOM
16. 2026-09-04
    days on market $256,570 Active 104 DOM
17. 2026-09-03
    days on market $256,570 Active 103 DOM
18. 2026-08-31
    days on market $256,570 Active 100 DOM
19. 2026-08-30
    days on market $256,570 Active 99 DOM
20. 2026-08-29
    days on market $256,570 Active 98 DOM
21. 2026-08-28
    days on market $256,570 Active 97 DOM
22. 2026-08-27
    days on market $256,570 Active 96 DOM
23. 2026-08-26
    days on market $256,570 Active 95 DOM
24. 2026-08-25
    days on market $256,570 Active 94 DOM
25. 2026-08-24
    days on market $256,570 Active 93 DOM
26. 2026-08-23
    days on market $256,570 Active 92 DOM
27. 2026-08-22
    days on market $256,570 Active 91 DOM
28. 2026-08-21
    days on market $256,570 Active 90 DOM
29. 2026-08-20
    days on market $256,570 Active 89 DOM
30. 2026-08-19
    days on market $256,570 Active 88 DOM
31. 2026-08-18
    days on market $256,570 Active 87 DOM
32. 2026-08-17
    days on market $256,570 Active 86 DOM
33. 2026-08-16
    days on market $256,570 Active 85 DOM
34. 2026-08-15
    days on market $256,570 Active 84 DOM
35. 2026-08-14
    days on market $256,570 Active 83 DOM
36. 2026-08-13
    days on market $256,570 Active 82 DOM
37. 2026-08-12
    days on market $256,570 Active 81 DOM
38. 2026-08-11
    days on market $256,570 Active 80 DOM
39. 2026-08-10
    days on market $256,570 Active 79 DOM
40. 2026-08-09
    days on market $256,570 Active 78 DOM
41. 2026-08-08
    days on market $256,570 Active 77 DOM
42. 2026-08-07
    days on market $256,570 Active 76 DOM
43. 2026-08-06
    days on market $256,570 Active 75 DOM
44. 2026-08-05
    days on market $256,570 Active 74 DOM
45. 2026-08-04
    days on market $256,570 Active 73 DOM
46. 2026-08-03
    days on market $256,570 Active 72 DOM
47. 2026-07-31
    days on market $256,570 Active 69 DOM
48. 2026-07-30
    days on market $256,570 Active 68 DOM
49. 2026-07-29
    days on market $256,570 Active 67 DOM
50. 2026-07-27
    days on market $256,570 Active 65 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,720
• − Mortgage interest: −$14,372
• − Property taxes: −$3,849
• − Insurance: −$1,283
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$1,680
• − Depreciation: −$7,464
• Taxable loss: −$15,443
• Est. tax savings @ 24.0%: +$3,706
• After-tax cash flow: $-6,832/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This single-family home is in good condition with no visible repairs needed. It has a good exterior, interior walls, and landscaping. The highest-ROI updates would be painting, landscaping, new flooring, and upgrading appliances and bathroom fixtures.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home, making it more appealing to buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/tenants. ↑
• Both Upgrading the bathroom fixtures — Modern bathroom fixtures can enhance the overall look and functionality of the bathrooms, making the home more appealing to buyers/tenants. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Beauregard Elementary School D- AL #159/627 Nat'l #15,452/41,679 Middle Sanford Middle School F AL #76/257 Nat'l #7,065/14,009 High Beauregard High School F AL #220/305 Nat'l #15,534/17,239

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

C Composite livability gradescore 63/100

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 · 196,440 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: 1% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: List price $254,455

Exterior

• Home design: Firefly Townhome exterior unitTownhome (exterior unit)
• Construction: Built 2026 (new construction/spec)Living area approximately 1,184
• Exterior features: Located at 158 Summer St, Opelika, AL 36804

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new-construction townhome unit