Opendoor (OPEN) Stock: Why Billions in Unsold Homes Spell Trouble

TLDR

• Opendoor Technologies (OPEN) dropped nearly 8% on Thursday and declined about 24% over five days.
• New housing data from Redfin shows home sales and listings remained flat in October, reflecting a stagnant market.
• The company holds billions in unsold inventory while operating on thin 7% gross margins.
• CFO Christina Schwartz sold 73,951 shares worth $583,000 through a mandatory tax-related program on November 18.
• Wall Street analysts maintain a Hold rating with an average price target suggesting 29.4% downside risk.

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Opendoor Technologies stock took a beating this week. Shares fell nearly 8% on Thursday and lost another 0.16% in pre-market trading Friday.

Opendoor Technologies Inc., OPEN

Over the past five days, the stock has crashed roughly 24%. The sell-off comes at a bad time for the digital home-selling platform.

Fresh housing data from Redfin painted a bleak picture. Home sales and new listings both stayed flat in October compared to September. The market isn’t moving.

Redfin called the situation especially stagnant. The housing slowdown has dragged on for years, but the last 12 months have been particularly rough.

High costs and economic uncertainty are keeping buyers on the sidelines. Sellers aren’t listing either.

Inventory Piles Up While Revenue Slows

This kind of market is poison for Opendoor’s business model. The company buys homes directly from sellers, holds them briefly, then flips them for profit.

But that only works when houses are selling. Right now, they’re not.

Opendoor is sitting on billions of dollars in unsold homes. Every day those properties sit empty costs money. Property taxes don’t stop. Neither do maintenance costs or financing expenses.

The company operates on razor-thin margins of about 7%. There’s almost no room for error when inventory doesn’t move.

When demand drops and buyers disappear, those billions in unsold homes become a massive liability. The longer homes sit, the more money Opendoor loses.

CFO Stock Sale Adds to Investor Worries

Christina Schwartz, Opendoor’s CFO, sold 73,951 shares on November 18. The sale brought in roughly $583,000.

The transaction was part of a mandatory sell-to-cover program. These sales typically happen to cover tax obligations on stock compensation.

They’re not usually bearish signals. But timing matters.

Selling shares during a sharp decline can spook investors. It adds fuel to negative sentiment, even when the sale is routine.

New CEO Strategy Faces Market Headwinds

The stock had rallied earlier this month after Opendoor announced changes. CEO Kaz Nejatian introduced a share buyback plan and special dividend warrant.

The company also cut headcount and invested in technology. The goal was to speed up transactions and expand acquisitions.

Some analysts upgraded the stock after these moves. Nejatian’s “building in the open” approach generated cautious optimism.

But the market doesn’t care about strategy when houses aren’t selling. Q4 revenue is expected to drop about 35% from the previous quarter.

Low starting inventory and legacy home sales continue to pressure margins. Opendoor is targeting adjusted net income breakeven by the end of 2026.

That’s still more than a year away. In the meantime, the company has to survive this frozen market.

Wall Street Stays Cautious

Analysts aren’t rushing to recommend the stock. The consensus rating on Opendoor is Hold.

One analyst rates it a Buy. Two say Hold. Two recommend selling.

The average price target sits at $4.35 per share. That implies downside risk of 29.4% from current levels.

Investors are watching to see if Nejatian’s transformation plan can overcome housing sector headwinds. Recent price swings reflect the uncertainty around new leadership and the transition period.

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