3255 Hamlet Dr · Opelika, AL 36804

$235,990

3 bd · 2.5 ba · 1,341 sqft · Townhouse · 137 Days on market

Built 2026 Good condition $176/sqft · 8% below area Est $255k · 8% under

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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).

• ARV discount +10.9/15.0
• Cash flow +7.8/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. Living in Opelika combines a charming small town atmosphere with easy access to Auburn, AL, offering proximity to Auburn University, local shops, dining, and recreational opportunities.

Key facts

• Open concept kitchen
• Luxury finishes
• Smart fans

Tags

• CELINA FLOOR PLAN
• OPEN CONCEPT KITCHEN
• COZY FIREPLACE
• LUXURY FINISHES
• CUP WASH STATIONS
• SMART FANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $236k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.7% below list).
• Recommended offer: $173k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 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).
• This rent runs 34% 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 137 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,000 (26.7% 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 137 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $255,217
• List price: $235,990
• Delta: -7.53%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3285 Hamlet Loop #36	0.07mi	3/2.5	1,341 (0%)	14mo	$261,490	$195	85
3289 Hamlet Loop #35	0.10mi	3/2.5	1,341 (0%)	14mo	$260,490	$194	84
3273 Hamlet Loop #39	0.10mi	3/2.5	1,341 (0%)	14mo	$261,490	$195	83
3263 Hamlet Dr #41	0.10mi	2/2.5 (-1)	1,192 (-11%)	0mo	$242,490	$203	71
3235 Hamlet Dr #48	0.11mi	2/2.5 (-1)	1,192 (-11%)	0mo	$243,015	$204	71
3277 Hamlet Dr #38	0.13mi	2/2.5 (-1)	1,192 (-11%)	2mo	$227,790	$191	68
3238 Hamlet Dr #24	0.13mi	2/2.5 (-1)	1,192 (-11%)	2mo	$228,990	$192	68
3243 Hamlet Dr #46	0.11mi	2/2.5 (-1)	1,168 (-13%)	0mo	$230,490	$197	68
3272 Hamlet Dr #15	0.12mi	2/2.5 (-1)	1,192 (-11%)	4mo	$228,990	$192	67
3281 Hamlet Dr #37	0.14mi	2/2.5 (-1)	1,192 (-11%)	4mo	$235,000	$197	66
3254 Hamlet Dr #19	0.15mi	2/2.5 (-1)	1,168 (-13%)	2mo	$227,000	$194	65
3269 Hamlet Dr #40	0.14mi	2/2.5 (-1)	1,192 (-11%)	12mo	$255,960	$215	60

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: -24.4%
• Equity multiple: 0.17×
• Total profit: $-55,040
• Equity at exit: $35,187

10-year hold

• IRR: -19.9%
• Equity multiple: -0.05×
• Total profit: $-69,487
• Equity at exit: $20,404

Cash invested: $66,077 (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: 6.7 mo (15%/mo absorbed)
• Median asking: $233,630 ($186/sqft)
• Median days on market: 110 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +2.1% vs 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: 11.4×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$1,238
• Tax est. 1.5%: −$295 /mo · $3,540/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-264

Break-even live

Break-even rent $2,064

Max offer price $197,764

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-183	+0% $-264	+5% $-346	+10% $-427
Rent	-10% $-401	-5% $-333	+0% $-264	+5% $-196	+10% $-128
Rate	-1.0pp $-145	-0.5pp $-204	base $-264	+0.5pp $-325	+1.0pp $-388

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: $58,998
• Closing costs: $7,080
• 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	0.56mi

Listing history 50 events

1. 2026-08-08
   days on market $235,990 Active 137 DOM
2. 2026-08-07
   days on market $235,990 Active 136 DOM
3. 2026-08-06
   days on market $235,990 Active 135 DOM
4. 2026-08-05
   days on market $235,990 Active 134 DOM
5. 2026-08-04
   days on market $235,990 Active 133 DOM
6. 2026-08-03
   days on market $235,990 Active 132 DOM
7. 2026-07-31
   days on market $235,990 Active 129 DOM
8. 2026-07-30
   days on market $235,990 Active 128 DOM
9. 2026-07-29
   days on market $235,990 Active 127 DOM
10. 2026-07-27
    days on market $235,990 Active 125 DOM
11. 2026-07-25
    days on market $235,990 Active 123 DOM
12. 2026-07-24
    days on market $235,990 Active 122 DOM
13. 2026-07-23
    days on market $235,990 Active 121 DOM
14. 2026-07-22
    days on market $235,990 Active 120 DOM
15. 2026-07-21
    days on market $235,990 Active 119 DOM
16. 2026-07-18
    days on market $235,990 Active 116 DOM
17. 2026-07-16
    days on market $235,990 Active 114 DOM
18. 2026-07-16
    days on market $235,990 Active 113 DOM
19. 2026-07-14
    days on market $235,990 Active 112 DOM
20. 2026-07-13
    days on market $235,990 Active 111 DOM
21. 2026-07-12
    days on market $235,990 Active 110 DOM
22. 2026-07-11
    days on market $235,990 Active 109 DOM
23. 2026-07-10
    days on market $235,990 Active 108 DOM
24. 2026-07-09
    days on market $235,990 Active 107 DOM
25. 2026-07-08
    days on market $235,990 Active 106 DOM
26. 2026-07-07
    days on market $235,990 Active 105 DOM
27. 2026-07-06
    days on market $235,990 Active 104 DOM
28. 2026-07-05
    days on market $235,990 Active 103 DOM
29. 2026-07-04
    days on market $235,990 Active 102 DOM
30. 2026-07-03
    days on market $235,990 Active 101 DOM
31. 2026-07-02
    days on market $235,990 Active 100 DOM
32. 2026-07-01
    days on market $235,990 Active 99 DOM
33. 2026-06-30
    days on market $235,990 Active 98 DOM
34. 2026-06-29
    days on market $235,990 Active 97 DOM
35. 2026-06-28
    days on market $235,990 Active 96 DOM
36. 2026-06-28
    days on market $235,990 Active 95 DOM
37. 2026-06-27
    pricedays on market $235,990 Active 94 DOM
38. 2026-06-25
    days on market $238,990 Active 92 DOM
39. 2026-06-23
    days on market $238,990 Active 90 DOM
40. 2026-06-21
    days on market $238,990 Active 89 DOM
41. 2026-06-18
    days on market $238,990 Active 86 DOM
42. 2026-06-17
    days on market $238,990 Active 85 DOM
43. 2026-06-17
    price $238,990 Active 84 DOM
44. 2026-06-16
    days on market $243,491 Active 84 DOM
45. 2026-06-15
    days on market $243,491 Active 83 DOM
46. 2026-06-14
    days on market $243,491 Active 81 DOM
47. 2026-06-13
    days on market $243,491 Active 80 DOM
48. 2026-06-10
    pricedays on market $243,491 Active 78 DOM
49. 2026-06-09
    days on market $238,490 Active 77 DOM
50. 2026-06-08
    days on market $238,490 Active 76 DOM

ⓘ 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: $20,760
• − Mortgage interest: −$13,219
• − Property taxes: −$3,540
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$6,865
• Taxable loss: −$7,366
• Est. tax savings @ 24.0%: +$1,768
• After-tax cash flow: $-1,402/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 excellent condition with a good condition score of 80. It features an open concept kitchen and living area, modern bathrooms, hardwood floors, and a well-maintained exterior. The home is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing light fixtures with energy-efficient ones — Energy-efficient lighting can reduce utility costs and improve the home's appeal. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's value and attract more buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers/renters. ↑
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and attract more buyers/renters. ↑

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

• 2026-03-24 Listed $238,490 Zillow