3243 Hamlet Dr · Opelika, AL 36804

$230,490

2 bd · 2.5 ba · 1,168 sqft · Townhouse · 67 Days on market

Built 2026 Good condition $197/sqft · 12% below area Est $262k · 12% under

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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 +12.9/15.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhome featuring the Darcy floor plan, designed for modern comfort and effortless living. Located in The Hamlet at Wyndham Gates at 3243 Hamlet Drive in Opelika, AL, this 2 bedroom, 2 bathroom home offers 1,168 square feet of thoughtfully designed space. The open concept kitchen and living area create a seamless flow for entertaining and everyday living, while the bedrooms provide privacy and comfort. Luxury finishes throughout include cup wash stations, smart fans, smart toilets, rain head shower heads, and elegant vessel basin sinks, combining style and convenience in every room. Living in Opelika offers a welcoming small town atmosphere while being just minutes from Auburn, AL, with easy access to Auburn University, local shops, dining, and recreational opportunities.

Key facts

• Open concept kitchen
• Darcy floor plan
• Smart toilets

Tags

• DARCY FLOOR PLAN
• OPEN CONCEPT KITCHEN
• SMART FANS
• SMART TOILETS
• RAIN HEAD SHOWER HEADS
• ELEGANT VESSEL BASIN SINKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (33.9% below list).
• Recommended offer: $152k (33.9% below list) — sets the bar for 1% rule.

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: 478 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,858 units permitted in Lee County in 2024 (113 in 5+ unit buildings).

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 67 days — a 6% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,465 (33.9% 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 67 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $261,737
• List price: $230,490
• Delta: -11.94%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3243 Hamlet Dr #46	0.06mi	2/2.5	1,168 (0%)	0mo	$230,490	$197	97
3235 Hamlet Dr #48	0.05mi	2/2.5	1,192 (+2%)	0mo	$243,015	$204	94
3263 Hamlet Dr #41	0.06mi	2/2.5	1,192 (+2%)	0mo	$242,490	$203	94
3254 Hamlet Dr #19	0.10mi	2/2.5	1,168 (0%)	2mo	$227,000	$194	94
3277 Hamlet Dr #38	0.08mi	2/2.5	1,192 (+2%)	2mo	$227,790	$191	91
3238 Hamlet Dr #24	0.09mi	2/2.5	1,192 (+2%)	2mo	$228,990	$192	90
3272 Hamlet Dr #15	0.07mi	2/2.5	1,192 (+2%)	4mo	$228,990	$192	90
3281 Hamlet Dr #37	0.09mi	2/2.5	1,192 (+2%)	4mo	$235,000	$197	89
3269 Hamlet Dr #40	0.07mi	2/2.5	1,192 (+2%)	12mo	$255,960	$215	84
3285 Hamlet Loop #36	0.00mi	3/2.5 (+1)	1,341 (+15%)	14mo	$261,490	$195	58
3289 Hamlet Loop #35	0.03mi	3/2.5 (+1)	1,341 (+15%)	14mo	$260,490	$194	57
3273 Hamlet Loop #39	0.03mi	3/2.5 (+1)	1,341 (+15%)	14mo	$261,490	$195	57

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-62,063
• Equity at exit: $34,367

10-year hold

• IRR: -28.6%
• Equity multiple: -0.33×
• Total profit: $-85,803
• Equity at exit: $19,929

Cash invested: $64,537 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $234,810 ($178/sqft)
• Median days on market: 129 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +26.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36804

• Home prices YoY: -19.0%
• Active inventory: 478
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$1,209
• Tax est. 1.5%: −$288 /mo · $3,457/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-388

Break-even live

Break-even rent $2,016

Max offer price $174,289

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-309	+0% $-388	+5% $-468	+10% $-548
Rent	-10% $-509	-5% $-449	+0% $-388	+5% $-328	+10% $-268
Rate	-1.0pp $-272	-0.5pp $-330	base $-388	+0.5pp $-448	+1.0pp $-509

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: $57,622
• Closing costs: $6,915
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Matsu Ln Opelika, AL	3.0	2.0	1430	$2,350	$1.64	70d	1	0.58mi

Listing history 1 events

1. 2026-03-18
   listed $230,490 Active 817-char remark

   Show marketing remark (817 chars)

   This townhome featuring the Darcy floor plan, designed for modern comfort and effortless living. Located in The Hamlet at Wyndham Gates at 3243 Hamlet Drive in Opelika, AL, this 2 bedroom, 2 bathroom home offers 1,168 square feet of thoughtfully designed space. The open concept kitchen and living area create a seamless flow for entertaining and everyday living, while the bedrooms provide privacy and comfort. Luxury finishes throughout include cup wash stations, smart fans, smart toilets, rain head shower heads, and elegant vessel basin sinks, combining style and convenience in every room. Living in Opelika offers a welcoming small town atmosphere while being just minutes from Auburn, AL, with easy access to Auburn University, local shops, dining, and recreational opportunities. Representative Photography *

ⓘ 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: $18,296
• − Mortgage interest: −$12,911
• − Property taxes: −$3,457
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$6,705
• Taxable loss: −$8,858
• Est. tax savings @ 24.0%: +$2,126
• After-tax cash flow: $-2,535/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 · 12 photos

Good 80/100 None rehab

This modern townhome in Opelika, AL, is in good condition with a good condition score of 80. It features a modern kitchen, bathrooms, and flooring, and is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint interior walls — Neutral paint color may not appeal to all buyers ↑
• Rental Replace ceiling fans — Ceiling fans are functional but may not be energy-efficient ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Southview Primary School 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: 22.0% rent · 78.0% own
• Severe rent burden: 1% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

1 event — show timeline

• 2026-03-18 Listed $230,490 Zillow