Toby C Plan · Opelika, AL 36801

$274

3 bd · 2.0 ba · 1,391 sqft · SingleFamily · 222 Days on market

↓ 4% since listing

---

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 +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Cash flow +3.1/30.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

Key facts

• Open concept kitchen
• Private en-suite
• Large island

Tags

• FRONT ENTRY GARAGE
• OPEN CONCEPT KITCHEN
• LARGE ISLAND
• FLOOR TO CEILING WINDOWS
• PRIVATE EN-SUITE
• WALK IN CLOSET

🏗️ New construction. The $274 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $384,297.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $274).
• Recommended offer: $241 (12.0% below list) — sets the bar for market timing.
• Cap rate 2.5% vs local median 3.8% 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: 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: Rents rising fast (+6.2%/yr); 532 active listings in the ZIP; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).
• This rent runs 35% 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 $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

• It's been on market 222 days — a 12% lower offer ($241) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $325k (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2103.8% of price.

Recommended offer $241 (12.0% 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 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 2.46%
• Cash-on-cash: -13.71%
• DSCR: 0.39
• GRM: 17.7

CMA / ARV

• ARV (median comp): $384,297
• List price: $274
• Delta: -99.93%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Firefly Ln	0.07mi	3/2.0	1,411 (+1%)	12mo	$360,913	$256	84
251 Firefly Ln	0.22mi	3/2.0	1,411 (+1%)	6mo	$353,919	$251	82
161 Firefly Ln	0.12mi	4/2.5 (+1)	1,535 (+10%)	3mo	$388,800	$253	68

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: -38.8%
• Equity multiple: -0.25×
• Total profit: $-134,420
• Equity at exit: $57,300

10-year hold

• IRR: -39.9%
• Equity multiple: -0.77×
• Total profit: $-190,974
• Equity at exit: $33,227

Cash invested: $107,603 (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: 532

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$2,015
• Tax est. 1.5%: −$480 /mo · $5,764/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-1,229

Break-even live

Break-even rent $3,362

Max offer price $206,465

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: $96,074
• Closing costs: $11,529
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-13
   days on market $274 Active 222 DOM
2. 2026-06-10
   days on market $274 Active 220 DOM
3. 2026-06-09
   days on market $274 Active 219 DOM
4. 2026-06-08
   days on market $274 Active 218 DOM
5. 2026-06-07
   days on market $274 Active 217 DOM
6. 2026-06-05
   pricedays on market $274 Active 214 DOM
7. 2026-06-03
   days on market $272 Active 213 DOM
8. 2026-06-02
   days on market $272 Active 212 DOM
9. 2026-06-01
   days on market $272 Active 211 DOM
10. 2026-05-31
    days on market $272 Active 210 DOM
11. 2026-05-30
    days on market $272 Active 209 DOM
12. 2026-03-26
    price $269 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

13. 2026-03-22
    price $310,938 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

14. 2026-02-20
    price $317,283 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

15. 2026-01-11
    status Active 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

16. 2026-01-11
    price $327,096 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

17. 2026-01-10
    historical 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

18. 2025-12-28
    price $82 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

19. 2025-12-19
    price $327,014 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

20. 2025-11-02
    listed $325,387 Active 711-char remark

    Show marketing remark (711 chars)

    The Toby C is a beautiful 3 bedroom, 2 bathroom, 1391 square foot home with a front entry single car garage. The entry way opens up into a foyer that leads on one side to the two guest bedrooms with a shared full bathroom, and on the other side into the open concept kitchen, living, and dining areas. The kitchen features a large island with plenty of cabinet space. Just off of the kitchen is the laundry room, which leads into the front entry garage. The kitchen flows into the living area that features floor to ceiling windows and access to the backyard. The primary suite sits at the back of the home and features a private en-suite with a large walk in closet and private tub/shower with a single vanity.

ⓘ 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: $21,673
• − Mortgage interest: −$21,527
• − Property taxes: −$5,764
• − Insurance: −$1,921
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$11,180
• Taxable loss: −$22,186
• Est. tax savings @ 24.0%: +$5,325
• After-tax cash flow: $-9,423/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

• 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

-4.4% since first listed

9 events — show timeline

• 2026-03-26 Price Changed $269 Zillow
• 2026-03-22 Price Changed $310,938 Zillow
• 2026-02-20 Price Changed $317,283 Zillow
• 2026-01-11 Price Changed $327,096 Zillow
• 2026-01-11 Relisted — Zillow
• 2026-01-10 Delisted — Zillow
• 2025-12-28 Price Changed $82 Zillow
• 2025-12-19 Price Changed $327,014 Zillow
• 2025-11-02 Listed $325,387 Zillow