301 Ballard Ave · Opelika, AL 36804

$219,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 24 Days on market

Built 1970 0.50 ac lot Est $222k · at est.

---

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 +16.7/30.0
• ARV discount +7.9/15.0
• DSCR +5.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and low maintenance, brick house with lots of updates! 3 bedrooms, 1.5 baths with spacious living room open to the kitchen and dining room. Kitchen features breakfast bar, new tile countertops, glass backsplash, newly refurbished cabinets, new dishwasher and all stainless steel appliances included. Dining room has a beautiful wood accent wall and wainscoting. Lots of new paint to give neutral colors throughout. Hardwood floors in the living and two bedrooms (3rd bedroom has carpet over hardwoods). Hall bath features a tub/shower combo and has a new vanity, light fixture and toilet. Master has a private half bath with new tile & toilet. Large laundry/utility room has an access door for easy entry from the attached carport. Huge screened porch over looking the fenced backyard has new siding, screen & fresh paint. Outbuilding in the back yard for extra storage. Roof & double pane windows are only 8 years old! HVAC, ductwork, panel box & wiring is all 9 years old! Move in ready!!!

Key facts

• Views of woods
• Eat-in kitchen
• Fenced-in backyard

Tags

• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• SCREENED-IN BACK PORCH
• FENCED-IN BACKYARD
• VIEWS OF WOODS
• UPDATED BATHROOM

Property features AI

Finance

• Other: Subdivision: BALAIRE
• HOA & community: No association amenities

Exterior

• Parking: Attached carport; 2 carport spaces
• Utilities: Cable available; Public water available; Sewer connected
• Home design: Single-story residential home; Brick construction
• Construction: Brick exterior
• Exterior features: Rear screened porch; Back yard fencing

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Crawl space basement; Storage
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.3% below list).
• Recommended offer: $182k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Northside School (math 39% / reading 57%, grade D, #135 of 627 statewide, top 22%, 435 students, 62% 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) — zoned schools at 65% FRL track the district average.
• Market conditions: 397 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 24 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $124k; list at $220k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $181,862 (17.3% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $221,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Lismore Ct	0.47mi	3/2.0	1,108 (-3%)	2mo	$240,000	$217	69
306 Crawford Rd	0.36mi	3/1.5	1,272 (+11%)	0mo	$251,500	$198	64
2900 Waterford Blvd	0.40mi	3/2.0	1,240 (+8%)	6mo	$255,000	$206	60
2807 Lismore Ct	0.46mi	3/2.0	1,204 (+5%)	11mo	$233,000	$194	59
2800 Lismore Ct	0.49mi	3/2.0	1,082 (-5%)	13mo	$220,000	$203	55
2805 Lismore Ct	0.48mi	3/2.5	1,236 (+8%)	13mo	$233,000	$189	49
2808 Lismore Ct	0.45mi	3/2.0	1,077 (-6%)	22mo	$225,000	$209	49
102 Ballard Ave	0.24mi	3/2.0	1,311 (+15%)	19mo	$202,500	$154	46
402 Crawford Rd	0.32mi	4/2.0 (+1)	1,248 (+9%)	20mo	$165,000	$132	46
2713 Brittany Ln	0.48mi	3/2.0	1,283 (+12%)	13mo	$248,700	$194	45
2803 Pineknoll St	0.35mi	3/2.0	1,276 (+12%)	22mo	$194,000	$152	44
2618 Brittany Ln	0.56mi	3/2.0	1,275 (+12%)	22mo	$242,000	$190	35

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-27,111
• Equity at exit: $32,788

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,931
• Equity at exit: $19,013

Cash invested: $61,572 (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 36804

• Home prices YoY: -19.0%
• Active inventory: 397
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $135

Break-even live

Break-even rent $1,647

Max offer price $219,900

Occupancy floor 88%

Sensitivity live

Price	-10% $260	-5% $198	+0% $135	+5% $73	+10% $11
Rent	-10% $-8	-5% $64	+0% $135	+5% $207	+10% $279
Rate	-1.0pp $246	-0.5pp $191	base $135	+0.5pp $79	+1.0pp $21

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Lismore Dr Opelika, AL	3.0	2.0	1300	$1,600	$1.23	45d	1	0.39mi
2704 Matsu Ln Opelika, AL	3.0	2.0	1430	$2,350	$1.64	23d	1	0.90mi

Listing history 22 events

1. 2026-06-21
   days on market $219,900 Active 24 DOM
2. 2026-06-19
   days on market $219,900 Active 22 DOM
3. 2026-06-18
   days on market $219,900 Active 21 DOM
4. 2026-06-17
   days on market $219,900 Active 20 DOM
5. 2026-06-16
   days on market $219,900 Active 19 DOM
6. 2026-06-15
   days on market $219,900 Active 18 DOM
7. 2026-06-14
   days on market $219,900 Active 16 DOM
8. 2026-06-13
   days on market $219,900 Active 15 DOM
9. 2026-06-10
   days on market $219,900 Active 13 DOM
10. 2026-06-09
    days on market $219,900 Active 12 DOM
11. 2026-06-08
    days on market $219,900 Active 11 DOM
12. 2026-06-07
    days on market $219,900 Active 10 DOM
13. 2026-06-05
    days on market $219,900 Active 7 DOM
14. 2026-06-03
    days on market $219,900 Active 6 DOM
15. 2026-06-02
    days on market $219,900 Active 5 DOM
16. 2026-06-01
    days on market $219,900 Active 4 DOM
17. 2026-05-31
    days on market $219,900 Active 3 DOM
18. 2026-05-30
    days on market $219,900 Active 2 DOM
19. 2026-05-28
    listed $219,900 Active
20. 2018-10-31
    soldstatus $124,100 1024-char remark

    Show marketing remark (1024 chars)

    Charming and low maintenance, brick house with lots of updates! 3 bedrooms, 1.5 baths with spacious living room open to the kitchen and dining room. Kitchen features breakfast bar, new tile countertops, glass backsplash, newly refurbished cabinets, new dishwasher and all stainless steel appliances included. Dining room has a beautiful wood accent wall and wainscoting. Lots of new paint to give neutral colors throughout. Hardwood floors in the living and two bedrooms (3rd bedroom has carpet over hardwoods). Hall bath features a tub/shower combo and has a new vanity, light fixture and toilet. Master has a private half bath with new tile & toilet. Large laundry/utility room has an access door for easy entry from the attached carport. Huge screened porch over looking the fenced backyard has new siding, screen & fresh paint. Outbuilding in the back yard for extra storage. Roof & double pane windows are only 8 years old! HVAC, ductwork, panel box & wiring is all 9 years old! Move in ready!!!

21. 2018-08-08
    listed $124,900 1024-char remark

    Show marketing remark (1024 chars)

    Charming and low maintenance, brick house with lots of updates! 3 bedrooms, 1.5 baths with spacious living room open to the kitchen and dining room. Kitchen features breakfast bar, new tile countertops, glass backsplash, newly refurbished cabinets, new dishwasher and all stainless steel appliances included. Dining room has a beautiful wood accent wall and wainscoting. Lots of new paint to give neutral colors throughout. Hardwood floors in the living and two bedrooms (3rd bedroom has carpet over hardwoods). Hall bath features a tub/shower combo and has a new vanity, light fixture and toilet. Master has a private half bath with new tile & toilet. Large laundry/utility room has an access door for easy entry from the attached carport. Huge screened porch over looking the fenced backyard has new siding, screen & fresh paint. Outbuilding in the back yard for extra storage. Roof & double pane windows are only 8 years old! HVAC, ductwork, panel box & wiring is all 9 years old! Move in ready!!!

22. 2010-08-06
    soldstatus $68,047

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$225/yr (+$19/mo · 33.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,823
• − Mortgage interest: −$12,318
• − Property taxes: −$677
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,397
• Taxable loss: −$2,160
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $2,144/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): 20,535
• Household income: $61,880
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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 0.55)
• 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

+223.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $219,900 LCMLS
• 2018-10-31 Sold (MLS) $124,100 LCMLS
• 2018-08-08 Listed $124,900 LCMLS
• 2010-08-06 Sold (Public Records) $68,047 Public Records

Property tax history

+5.4%/yr

Latest (2025): $677 · -14.7% YoY. Source: county tax records.