815 Rosalie Ave · Opp, AL 36467

$39,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 105 Days on market

Built 1950 7,405 sqft lot $37/sqft · 29% below area Est $56k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint smaller home great for someone just starting out or someone looking for retireing home. Fence back yard with couple storage buildings. Bathrooms have had some updates. Great front porch for relaxing & having cup of coffee in the morning.

Key facts

• Back yard
• Front porch
• Storage buildings

Tags

• BACK YARD
• STORAGE BUILDINGS
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 3.9% in Opp — 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 66/100 on livability (#107 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, amenities F, commute F.
• Opp City (town): math 26% / reading 50% proficiency, ranked #37 of 129 in AL (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.51% ✓
• Cap rate: 22.96%
• Cash-on-cash: 59.54%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (median comp): $56,410
• List price: $39,900
• Delta: -29.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Woodham Cir	0.12mi	3/1.0	995 (-9%)	5mo	$90,000	$90	72
504 W Ida Ave	0.45mi	2/1.0 (-1)	1,076 (-2%)	2mo	$40,280	$37	66
101 N Hughes St	0.45mi	2/1.0 (-1)	990 (-9%)	2mo	$76,000	$77	53
504 N Charles St	0.72mi	3/1.0	1,107 (+1%)	9mo	$143,500	$130	53
210 W Stewart St	0.73mi	2/2.0 (-1)	1,072 (-2%)	18mo	$68,794	$64	43

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: 58.2%
• Equity multiple: 3.58×
• Total profit: $28,831
• Equity at exit: $5,949

10-year hold

• IRR: 63.0%
• Equity multiple: 7.31×
• Total profit: $70,529
• Equity at exit: $3,450

Cash invested: $11,172 (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 36467

• Home prices YoY: -20.9%
• Active inventory: 64
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$10 /mo · $118/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $554

Break-even live

Break-even rent $298

Max offer price $39,900

Occupancy floor 40%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Paul St Opp, AL	3.0	2.0	1428	$1,000	$0.70	43d	1	0.44mi

Listing history 18 events

1. 2026-06-19
   days on market $39,900 Active 105 DOM
2. 2026-06-18
   days on market $39,900 Active 104 DOM
3. 2026-06-17
   days on market $39,900 Active 103 DOM
4. 2026-06-17
   price $39,900 Active 102 DOM
5. 2026-06-16
   days on market $50,000 Active 102 DOM
6. 2026-06-15
   days on market $50,000 Active 101 DOM
7. 2026-06-14
   days on market $50,000 Active 99 DOM
8. 2026-06-12
   days on market $50,000 Active 98 DOM
9. 2026-06-09
   days on market $50,000 Active 95 DOM
10. 2026-06-08
    days on market $50,000 Active 94 DOM
11. 2026-06-07
    days on market $50,000 Active 93 DOM
12. 2026-06-05
    days on market $50,000 Active 91 DOM
13. 2026-06-04
    days on market $50,000 Active 89 DOM
14. 2026-06-02
    days on market $50,000 Active 88 DOM
15. 2026-06-01
    days on market $50,000 Active 87 DOM
16. 2026-05-31
    days on market $50,000 Active 86 DOM
17. 2026-05-31
    days on market $50,000 Active 85 DOM
18. 2026-03-04
    listed $50,000 Active 250-char remark

    Show marketing remark (250 chars)

    Quaint smaller home great for someone just starting out or someone looking for retireing home. Fence back yard with couple storage buildings. Bathrooms have had some updates. Great front porch for relaxing & having cup of coffee in the morning.

ⓘ 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: $118 · $10/mo
• Projected year-2 tax: $164 · $14/mo
• Expected delta: +$46/yr (+$4/mo · 39.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,000
• − Mortgage interest: −$2,235
• − Property taxes: −$118
• − Insurance: −$200
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,161
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,124/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: Opp City
• NCES district ID: 0102610
• Math proficiency: 26% ▼ -19.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $32,756
• Composite: 31.09/100
• National rank: #6073
• State rank: #37 of 129 in AL

Livability — Opp

• Score: 66/100
• State rank: #107
• US rank: #11901

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Opp, AL
• City population: 9,847
• Population (ZIP): 9,847

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 12% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.82%
• Current HPI: 151.1871
• 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

• 2026-03-04 Listed $50,000 CAOR

Property tax history

-5.8%/yr

Latest (2025): $118 · +25.7% YoY. Source: county tax records.