3212 (LOT 29) Hamlet Dr #29 · Opelika, AL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $916 – $1,700
Heat risk 6/10 · Moderate
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 67.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +11.9/30.0
- ARV discount +11.0/15.0
- Condition / age +5.0/5.0
- 1% rule +3.8/10.0
- DSCR +3.5/10.0
- Schools +3.4/10.0
- Livability +3.2/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$239,740
3212 (LOT 29) Hamlet Dr #29 · Opelika, AL 36804
3 bd · 2.5 ba · 1,341 sqft · Condo
· 54 Days on market
Built 2026
$179/sqft
· 8% below area
Est $260k · 8% under
$75/mo HOA · 4% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
This townhome featuring the Celina floor plan, designed for modern comfort and functional living. Located in The Hamlet at Wyndham Gates at 3255 Hamlet Drive in Opelika, AL, this 3 bedroom, 2 bathroom home offers 1,341 square feet of thoughtfully designed space. The main level features an open concept kitchen and living area with a cozy fireplace, perfect for entertaining or relaxing, while the bedrooms upstairs provide privacy and comfort. Luxury finishes throughout include cup wash stations, smart fans, smart toilets, rain head shower heads, and elegant vessel basin sinks, adding both style and convenience.
Key facts
- Open concept kitchen
- Luxury finishes
- Smart toilets
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath condo listed at $240k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-61 ($-728/yr) — negative.
- To cash-flow at today's rent, offer at most $231k (3.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.8% below list).
- Recommended offer: $212k (11.8% below list) — sets the bar for 1% rule.
- Cap rate 6.0% vs local median 3.6% 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: 540 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 41% 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 54 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$211,531
(11.8% below list)
Questions for the listing agent
- 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?
- It's been on market 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 0.88% ✗
- Cap rate
- 5.99%
- Cash-on-cash
- -1.09%
- DSCR
- 0.95
- GRM
- 9.4
CMA / ARV
- ARV (median comp)
- $260,256
- List price
- $239,740
- Delta
- -7.88%
- Verdict
- FAIR
- Comps
- 20 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 409 Bush Creek Rd | 0.18mi | 4/2.0 (+1) | 1,575 (+17%) | 2mo | $310,000 | $197 | 58 |
| 403 Gray St | 1.27mi | 3/2.0 | 1,305 (-3%) | 2mo | $298,956 | $229 | 57 |
| 1186 Woodland Cir | 1.18mi | 3/2.0 | 1,391 (+4%) | 1mo | $302,500 | $217 | 56 |
| 1060 Woodland Ln | 1.20mi | 3/2.0 | 1,414 (+5%) | 1mo | $317,944 | $225 | 53 |
| 1058 Forest Ln | 1.12mi | 2/2.0 (-1) | 1,283 (-4%) | 0mo | $259,911 | $203 | 51 |
| 990 Como Way | 0.94mi | 3/2.0 | 1,461 (+9%) | 1mo | $310,289 | $212 | 48 |
| 1073 Como Way | 0.90mi | 3/2.0 | 1,461 (+9%) | 2mo | $303,199 | $208 | 46 |
| 1285 Hidden Den Trl | 1.24mi | 2/2.0 (-1) | 1,228 (-8%) | 2mo | $245,000 | $200 | 43 |
| 1274 Hidden Den Trl | 1.25mi | 2/2.0 (-1) | 1,203 (-10%) | 2mo | $245,000 | $204 | 39 |
| 1509 Albert Ct | 1.26mi | 3/2.5 | 1,582 (+18%) | 2mo | $287,000 | $181 | 39 |
| 1132 Burrow Cir | 1.29mi | 2/2.0 (-1) | 1,183 (-12%) | 1mo | $250,000 | $211 | 38 |
| 1311 Catherine Dr | 1.17mi | 3/2.0 | 1,640 (+22%) | 1mo | $310,000 | $189 | 37 |
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
- -18.0%
- Equity multiple
- 0.36×
- Total profit
- $-42,636
- Equity at exit
- $35,746
10-year hold
- IRR
- -10.2%
- Equity multiple
- 0.38×
- Total profit
- $-41,787
- Equity at exit
- $20,728
Cash invested: $67,127 (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.
ZIP-level market 36804
- Home prices YoY
- -19.0%
- Active inventory
- 540
- Price-to-rent
- 9.4×
Monthly cashflow live
↻
- Estimated rent
- $2,115 high interval (Pro) →
- Mortgage (P&I)
- −$1,257
- Tax est. 1.5%
- −$300 /mo · $3,596/yr
- Insurance
- −$100
- HOA
- −$75
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$444
- Net cashflow
- $-61
Break-even live
Break-even rent
$2,192
Max offer price
$230,957
Occupancy floor
98%
Sensitivity live
| Price | -10% $105 | -5% $22 | +0% $-61 | +5% $-144 | +10% $-226 |
|---|---|---|---|---|---|
| Rent | -10% $-228 | -5% $-144 | +0% $-61 | +5% $23 | +10% $106 |
| Rate | -1.0pp $60 | -0.5pp $0 | base $-61 | +0.5pp $-123 | +1.0pp $-186 |
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
- $59,935
- Closing costs
- $7,192
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 15 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1028 Douglas St Opelika, AL | 3.0–4.0 | 2.0–3.0 | 1812 | $2,300 | $1.27 | 0d | 7 | 0.72mi |
| 1045 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,300 | $1.38 | 6d | 1 | 0.77mi |
| 1057 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,300 | $1.38 | 6d | 1 | 0.79mi |
| 1063 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,300 | $1.38 | 6d | 1 | 0.80mi |
| 1141 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 0.95mi |
| 1147 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 0.95mi |
| 1153 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 0.97mi |
| 1165 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 1.00mi |
| 1171 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 1.01mi |
| 1177 Douglas St Opelika, AL | 3.0 | 2.0 | 1665 | $2,400 | $1.44 | 139d | 1 | 1.02mi |
| 403 Raintree St Opelika, AL | 4.0 | 2.0 | 1680 | $1,500 | $0.89 | 109d | 1 | 1.16mi |
| 1098 Burrow Cir Opelika, AL | 2.0 | 2.0 | 1183 | $1,600 | $1.35 | 139d | 1 | 1.30mi |
| 1283 Burrow Cir Opelika, AL | 2.0 | 2.0 | 1183 | $1,850 | $1.56 | 6d | 1 | 1.41mi |
| 676 Village Dr Opelika, AL | 2.0 | 2.0 | 1255 | $1,975 | $1.57 | 116d | 1 | 1.43mi |
| 1650 S Fox Run Pkwy Opelika, AL | 1.0–2.0 | 1.0–2.0 | 904 | $1,595 | $1.76 | 0d | 3 | 1.44mi |
Property features AI
Finance
- Other
- Subdivision: The Hamlet at Wyndham GatesDirections available
- HOA & community
- Has homeowners associationHOA fee $75Association amenities: none
Exterior
- Utilities
- Sewer connectedWater available
- Home design
- TownhouseTwo levelsAttached property
- Construction
- Cement siding1,341 above-grade finished area
- Exterior features
- No fencingNo pool
Interior
- Kitchen
- DishwasherMicrowaveOven
- Bathrooms
- 2 full bathrooms1 half bathroom1 main level bathroom
- Heating & cooling
- Heat pump for heatingHeat pump for cooling
- Interior features
- Window treatmentsDishwasherMicrowaveOvenNo basement
HOA detail $75/mo · $900/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $239,740 Active 54 DOM
-
2026-09-24days on market $239,740 Active 53 DOM
-
2026-09-22days on market $239,740 Active 52 DOM
-
2026-09-21days on market $239,740 Active 51 DOM
-
2026-09-20days on market $239,740 Active 50 DOM
-
2026-09-18days on market $239,740 Active 48 DOM
-
2026-09-17days on market $239,740 Active 47 DOM
-
2026-09-16days on market $239,740 Active 46 DOM
-
2026-09-15days on market $239,740 Active 45 DOM
-
2026-09-14days on market $239,740 Active 44 DOM
-
2026-09-13days on market $239,740 Active 43 DOM
-
2026-09-12days on market $239,740 Active 42 DOM
-
2026-09-11days on market $239,740 Active 41 DOM
-
2026-09-05days on market $239,740 Active 35 DOM
-
2026-09-04days on market $239,740 Active 34 DOM
-
2026-09-03days on market $239,740 Active 33 DOM
-
2026-08-31days on market $239,740 Active 30 DOM
-
2026-08-30days on market $239,740 Active 29 DOM
-
2026-08-29days on market $239,740 Active 28 DOM
-
2026-08-28days on market $239,740 Active 27 DOM
-
2026-08-27days on market $239,740 Active 26 DOM
-
2026-08-26days on market $239,740 Active 25 DOM
-
2026-08-25days on market $239,740 Active 24 DOM
-
2026-08-24days on market $239,740 Active 23 DOM
-
2026-08-23days on market $239,740 Active 22 DOM
-
2026-08-22days on market $239,740 Active 21 DOM
-
2026-08-21pricedays on market $239,740 Active 20 DOM
-
2026-08-20days on market $239,240 Active 19 DOM
-
2026-08-19days on market $239,240 Active 18 DOM
-
2026-08-18days on market $239,240 Active 17 DOM
-
2026-08-17days on market $239,240 Active 16 DOM
-
2026-08-16days on market $239,240 Active 15 DOM
-
2026-08-15days on market $239,240 Active 14 DOM
-
2026-08-14days on market $239,240 Active 13 DOM
-
2026-08-13days on market $239,240 Active 12 DOM
-
2026-08-12days on market $239,240 Active 11 DOM
-
2026-08-11days on market $239,240 Active 10 DOM
-
2026-08-10days on market $239,240 Active 9 DOM
-
2026-08-09days on market $239,240 Active 8 DOM
-
2026-08-08days on market $239,240 Active 7 DOM
-
2026-08-07days on market $239,240 Active 6 DOM
-
2026-08-06days on market $239,240 Active 5 DOM
-
2026-08-05days on market $239,240 Active 4 DOM
-
2026-08-04days on market $239,240 Active 3 DOM
-
2026-08-03days on market $239,240 Active 2 DOM
-
2026-07-31days on market $239,240 Active 46 DOM
-
2026-07-30days on market $239,240 Active 45 DOM
-
2026-07-29pricedays on market $239,240 Active 44 DOM
-
2026-07-27days on market $238,740 Active 42 DOM
-
2026-07-25days on market $238,740 Active 40 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 3/10 Moderate
- Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
- Wind 6/10 Major 67% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,384
- − Mortgage interest
- −$13,429
- − Property taxes
- −$3,596
- − Insurance
- −$1,199
- − Repairs & maintenance
- −$2,031
- − Management
- −$2,031
- − HOA
- −$900
- − Depreciation
- −$6,974
- Taxable loss
- −$4,776
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,146
- After-tax cash flow
- $418/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.
Condition & rehab AI · 4 photos
100/100
None rehab
This move-in-ready townhome in The Hamlet at Wyndham Gates is in excellent condition with no visible repairs or maintenance needed. It offers a modern and functional living space with luxury finishes and a charming small-town atmosphere.
Value-add opportunities
- Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both Smart home integration — Enhances comfort and adds modern appeal ↑
F
Composite school gradezoned avg 34/100
Zoned Schools
Elementary
Northside School
D
AL #135/627
Nat'l #14,249/41,679
Middle
Opelika Middle School
F
AL #134/257
Nat'l #9,290/14,009
High
Opelika High School
F
AL #111/305
Nat'l #12,309/17,239
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
C
Composite livability gradescore 63/100
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 · 196,440 people
- City population
- 45,973
- Metro
- Auburn-Opelika, AL
- Population (ZIP)
- 20,535
- Household income
- $61,880
- Rent vs Own
- Severe rent burden
- 1% of renters
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
+0.2% since first listed3 events — show timeline
- 2026-08-21 Price Changed $239,740 LCMLS
- 2026-08-01 Listed $239,240 LCMLS
- 2026-07-27 Price Changed $239,240 LCMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…