3855 Academy Dr #203 · Opelika, AL 36801

$255,000

2 bd · 2.5 ba · 1,260 sqft · Townhouse public records · 122 Days on market

Built 2019 1,742 sqft lot $202/sqft · 11% below area Est $286k · 11% under

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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).

• ARV discount +12.4/15.0
• Cash flow +10.4/30.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stylish, Move-In Ready Townhome Near Auburn | Prime Location + Low-Maintenance Living. Welcome to this beautifully maintained 2 bedroom, 2.5 bath townhome offering modern finishes, functional living space, and an unbeatable location with easy access to shopping, dining, Auburn University, and major highways — perfect for homeowners and investors alike. The main level features an open-concept great room, breakfast area, and kitchen, ideal for everyday living and entertaining. The kitchen boasts granite countertops, stainless steel appliances and a refrigerator that remains, along with a walk-in pantry and a convenient laundry closet with stack washer and dryer included. Durable luxury vinyl plank flooring throughout the first floor adds style and easy maintenance. A large under-stair storage closet provides valuable extra space. Upstairs, you’ll find two bedrooms with carpeted flooring, each with walk-in closets and private en-suite baths, offering privacy and comfort for family, guests, or roommates. Enjoy outdoor living on the covered patio overlooking a privacy-fenced backyard, complete with an additional storage closet — perfect for relaxing or entertaining. The $100/month HOA covers landscaping, trash service, and common area maintenance, making this a low-maintenance lifestyle option ideal for first-time homebuyers, Auburn students, faculty, game-day living, or investors seeking a turn-key rental opportunity in a high-demand location. Don’t miss this opportunity for comfort, convenience, and exceptional value — schedule your showing today! New Photos coming soon.

Key facts

• Move in ready
• Granite countertops
• Prime location

Tags

• MOVE IN READY
• PRIME LOCATION
• LOW MAINTENANCE LIVING
• OPEN CONCEPT GREAT ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (30.4% below list).
• Recommended offer: $178k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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: Carver Primary School (386 students, 89% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 34% 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 $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 122 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.
• Current owner paid $217k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $177,551 (30.4% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (median comp): $285,950
• List price: $255,000
• Delta: -10.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3855 Academy Dr #504	0.00mi	2/2.5	1,220 (-3%)	22mo	$253,000	$207	77
1362 Gatewood Dr	0.75mi	2/2.5	1,170 (-7%)	3mo	$305,000	$261	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 · 6.25% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.38×
• Total profit: $-44,063
• Equity at exit: $38,021

10-year hold

• IRR: -4.5%
• Equity multiple: 0.67×
• Total profit: $-23,626
• Equity at exit: $22,048

Cash invested: $71,400 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-135

Break-even live

Break-even rent $1,947

Max offer price $231,076

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-63	+0% $-135	+5% $-208	+10% $-280
Rent	-10% $-276	-5% $-206	+0% $-135	+5% $-65	+10% $5
Rate	-1.0pp $-7	-0.5pp $-71	base $-135	+0.5pp $-202	+1.0pp $-269

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3855 Academy Dr Opelika, AL	3.0	2.5	1492	$1,975	$1.32	15d	1	0.01mi
4150 Academy Dr Opelika, AL	1.0–2.0	1.0–2.0	1050	$1,550	$1.48	15d	3	0.45mi
1633 Academy Dr #1405 Auburn, AL	3.0	2.5	1762	$2,100	$1.19	45d	1	0.50mi
1618 Professional Pkwy Auburn, AL	3.0	2.0	1641	$2,100	$1.28	45d	1	0.65mi
3501 Birmingham Hwy Opelika, AL	2.0	1.0	936	$1,150	$1.23	15d	1	0.67mi
1365 Gatewood Dr Unit W-302 Auburn, AL	2.0	1.0	977	$1,650	$1.69	15d	1	0.87mi
2260 E University Dr Auburn, AL	1.0–2.0	1.0–2.0	777	$1,264	$1.63	15d	8	1.07mi
2815 Ridge Crest Ct Opelika, AL	3.0	2.5	1610	$1,850	$1.15	45d	1	1.09mi
1117 Rustic Ridge Rd Auburn, AL	3.0	2.0	1550	$1,700	$1.10	45d	1	1.39mi

Listing history 24 events

1. 2026-06-13
   statusdays on market $255,000 Pending 122 DOM
2. 2026-06-10
   days on market $255,000 Active 121 DOM
3. 2026-06-09
   days on market $255,000 Active 120 DOM
4. 2026-06-08
   days on market $255,000 Active 119 DOM
5. 2026-06-07
   days on market $255,000 Active 118 DOM
6. 2026-06-05
   days on market $255,000 Active 115 DOM
7. 2026-06-03
   days on market $255,000 Active 114 DOM
8. 2026-06-02
   days on market $255,000 Active 113 DOM
9. 2026-06-01
   days on market $255,000 Active 112 DOM
10. 2026-05-31
    days on market $255,000 Active 111 DOM
11. 2026-05-30
    days on market $255,000 Active 110 DOM
12. 2026-05-18
    status Active 1624-char remark

    Show marketing remark (1624 chars)

    Stylish, Move-In Ready Townhome Near Auburn | Prime Location + Low-Maintenance Living. Welcome to this beautifully maintained 2 bedroom, 2.5 bath townhome offering modern finishes, functional living space, and an unbeatable location with easy access to shopping, dining, Auburn University, and major highways — perfect for homeowners and investors alike. The main level features an open-concept great room, breakfast area, and kitchen, ideal for everyday living and entertaining. The kitchen boasts granite countertops, stainless steel appliances and a refrigerator that remains, along with a walk-in pantry and a convenient laundry closet with stack washer and dryer included. Durable luxury vinyl plank flooring throughout the first floor adds style and easy maintenance. A large under-stair storage closet provides valuable extra space. Upstairs, you’ll find two bedrooms with carpeted flooring, each with walk-in closets and private en-suite baths, offering privacy and comfort for family, guests, or roommates. Enjoy outdoor living on the covered patio overlooking a privacy-fenced backyard, complete with an additional storage closet — perfect for relaxing or entertaining. The $100/month HOA covers landscaping, trash service, and common area maintenance, making this a low-maintenance lifestyle option ideal for first-time homebuyers, Auburn students, faculty, game-day living, or investors seeking a turn-key rental opportunity in a high-demand location. Don’t miss this opportunity for comfort, convenience, and exceptional value — schedule your showing today! New Photos coming soon.

13. 2026-04-09
    price $260,000 1626-char remark

    Show marketing remark (1626 chars)

    Stylish, Move-In Ready Townhome Near Auburn | Prime Location + Low-Maintenance Living. Welcome to this beautifully maintained 2 bedroom, 2.5 bath townhome offering modern finishes, functional living space, and an unbeatable location with easy access to shopping, dining, Auburn University, and major highways — perfect for homeowners and investors alike. The main level features an open-concept great room, breakfast area, and kitchen, ideal for everyday living and entertaining. The kitchen boasts granite countertops, stainless steel appliances and a refrigerator that remains, along with a walk-in pantry and a convenient laundry closet with stack washer and dryer included. Durable luxury vinyl plank flooring throughout the first floor adds style and easy maintenance. A large under-stair storage closet provides valuable extra space. Upstairs, you’ll find two bedrooms with carpeted flooring, each with walk-in closets and private en-suite baths, offering privacy and comfort for family, guests, or roommates. Enjoy outdoor living on the covered patio overlooking a privacy-fenced backyard, complete with an additional storage closet — perfect for relaxing or entertaining. The $100/month HOA covers landscaping, trash service, and common area maintenance, making this a low-maintenance lifestyle option ideal for first-time homebuyers, Auburn students, faculty, game-day living, or investors seeking a turn-key rental opportunity in a high-demand location. Don’t miss this opportunity for comfort, convenience, and exceptional value — schedule your showing today! New Photos coming soon.

14. 2026-02-11
    listed $266,700 Active 1624-char remark

    Show marketing remark (1624 chars)

    Stylish, Move-In Ready Townhome Near Auburn | Prime Location + Low-Maintenance Living. Welcome to this beautifully maintained 2 bedroom, 2.5 bath townhome offering modern finishes, functional living space, and an unbeatable location with easy access to shopping, dining, Auburn University, and major highways — perfect for homeowners and investors alike. The main level features an open-concept great room, breakfast area, and kitchen, ideal for everyday living and entertaining. The kitchen boasts granite countertops, stainless steel appliances and a refrigerator that remains, along with a walk-in pantry and a convenient laundry closet with stack washer and dryer included. Durable luxury vinyl plank flooring throughout the first floor adds style and easy maintenance. A large under-stair storage closet provides valuable extra space. Upstairs, you’ll find two bedrooms with carpeted flooring, each with walk-in closets and private en-suite baths, offering privacy and comfort for family, guests, or roommates. Enjoy outdoor living on the covered patio overlooking a privacy-fenced backyard, complete with an additional storage closet — perfect for relaxing or entertaining. The $100/month HOA covers landscaping, trash service, and common area maintenance, making this a low-maintenance lifestyle option ideal for first-time homebuyers, Auburn students, faculty, game-day living, or investors seeking a turn-key rental opportunity in a high-demand location. Don’t miss this opportunity for comfort, convenience, and exceptional value — schedule your showing today! New Photos coming soon.

15. 2026-02-10
    listed $266,700 Active 1626-char remark

    Show marketing remark (1626 chars)

    Stylish, Move-In Ready Townhome Near Auburn | Prime Location + Low-Maintenance Living. Welcome to this beautifully maintained 2 bedroom, 2.5 bath townhome offering modern finishes, functional living space, and an unbeatable location with easy access to shopping, dining, Auburn University, and major highways — perfect for homeowners and investors alike. The main level features an open-concept great room, breakfast area, and kitchen, ideal for everyday living and entertaining. The kitchen boasts granite countertops, stainless steel appliances and a refrigerator that remains, along with a walk-in pantry and a convenient laundry closet with stack washer and dryer included. Durable luxury vinyl plank flooring throughout the first floor adds style and easy maintenance. A large under-stair storage closet provides valuable extra space. Upstairs, you’ll find two bedrooms with carpeted flooring, each with walk-in closets and private en-suite baths, offering privacy and comfort for family, guests, or roommates. Enjoy outdoor living on the covered patio overlooking a privacy-fenced backyard, complete with an additional storage closet — perfect for relaxing or entertaining. The $100/month HOA covers landscaping, trash service, and common area maintenance, making this a low-maintenance lifestyle option ideal for first-time homebuyers, Auburn students, faculty, game-day living, or investors seeking a turn-key rental opportunity in a high-demand location. Don’t miss this opportunity for comfort, convenience, and exceptional value — schedule your showing today! New Photos coming soon.

16. 2022-08-19
    soldstatus $217,000 Closed
17. 2022-08-19
    soldstatus $217,000
18. 2022-07-18
    status Pending
19. 2022-07-08
    listed $216,400 Active
20. 2021-11-15
    soldstatus $198,000
21. 2021-11-15
    soldstatus $198,000
22. 2021-09-30
    listed $209,900
23. 2019-08-16
    soldstatus $161,900
24. 2019-04-30
    listed $161,900

ⓘ 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: $1,135 · $95/mo
• Projected year-2 tax: $1,135 · $95/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: $21,306
• − Mortgage interest: −$14,284
• − Property taxes: −$1,135
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$7,418
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-134/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

+60.6% since first listed

13 events — show timeline

• 2026-05-18 Relisted — EABOR
• 2026-04-09 Price Changed $260,000 LCMLS
• 2026-02-11 Listed $266,700 EABOR
• 2026-02-10 Listed $266,700 LCMLS
• 2022-08-19 Sold (Public Records) $217,000 Public Records
• 2022-08-19 Sold (MLS) $217,000 LCMLS
• 2022-07-18 Pending — LCMLS
• 2022-07-08 Listed $216,400 LCMLS
• 2021-11-15 Sold (Public Records) $198,000 Public Records
• 2021-11-15 Sold (MLS) $198,000 LCMLS
• 2021-09-30 Listed $209,900 LCMLS
• 2019-08-16 Sold (MLS) $161,900 LCMLS
• 2019-04-30 Listed $161,900 LCMLS

Property tax history

+6.0%/yr

Latest (2025): $1,135 · -5.3% YoY. Source: county tax records.