1113 Normandale Dr · Dothan, AL 36301

$149,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 24 Days on market

Built 1970 Est $127k · 18% over

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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).

• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ideal for an investor or for a first time home buyer. This home has 3 bedrooms, and 2 baths. This home also has a spacious eat-in kitchen that can also be used as a dining area. There is new carpet throughout the house except the living room. This home has a new roof with a 30 year warranty and a spacious back yard.

Key facts

• Recent updates
• Large family room
• New flooring

Tags

• ALL BRICK HOME
• RECENT UPDATES
• LARGE FAMILY ROOM
• SPACIOUS EAT-IN KITCHEN
• NEW FLOORING
• NICE LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 covered parking space, 1 total garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: On waterfront

Interior

• Kitchen: Range; Range hood; Electric water heater
• Flooring: Vinyl; Other
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Eat-in kitchen; Wood-framed windows
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.3% below list).
• Recommended offer: $112k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.4% in Dothan — 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 64/100 on livability (#146 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Dothan City (urban): math 19% / reading 39% proficiency, ranked #73 of 129 in AL (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Selma Street Elementary School (math 13% / reading 33%, grade F, #431 of 627 statewide, top 69%, 413 students, 93% FRL); Dothan Preparatory Academy (math 12% / reading 38%, grade F, #163 of 257 statewide, top 64%, 1,133 students, 78% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $112,042 (25.3% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $127,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 Normandale Dr	0.11mi	3/1.0	1,232 (+3%)	0mo	$130,000	$106	90
1112 Glenwood St	0.35mi	3/1.0	1,184 (-1%)	5mo	$104,900	$89	77
1125 Garden Ln	0.13mi	3/1.5	1,120 (-7%)	9mo	$132,000	$118	73
111 Saint Johns Dr	0.23mi	3/2.0	1,284 (+7%)	10mo	$149,900	$117	66
803 Dogwood Trl	0.51mi	3/2.0	1,225 (+2%)	6mo	$105,000	$86	63
1117 Alpine Ln	0.14mi	3/1.0	1,370 (+14%)	10mo	$110,000	$80	62
910 Agutha Dr	0.43mi	3/2.0	1,249 (+4%)	9mo	$149,000	$119	61
121 Saint Johns St	0.30mi	3/1.5	1,332 (+11%)	8mo	$85,000	$64	59
303 Lakeview Dr	0.59mi	3/1.5	1,244 (+4%)	10mo	$97,500	$78	56
2003 Roebuck St	0.67mi	3/1.5	1,104 (-8%)	9mo	$129,700	$117	46
706 Westmead St A & B St	0.74mi	2/2.0 (-1)	1,102 (-8%)	0mo	$20,000	$18	42
1212 Petty St	0.74mi	3/1.0	1,020 (-15%)	9mo	$119,000	$117	33

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-25,374
• Equity at exit: $22,351

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-23,673
• Equity at exit: $12,961

Cash invested: $41,972 (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 36301

• Home prices YoY: -24.9%
• Active inventory: 412
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$786
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-16

Break-even live

Break-even rent $1,141

Max offer price $147,077

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $26	+0% $-16	+5% $-58	+10% $-101
Rent	-10% $-104	-5% $-60	+0% $-16	+5% $28	+10% $73
Rate	-1.0pp $60	-0.5pp $22	base $-16	+0.5pp $-55	+1.0pp $-94

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	45d	4	0.70mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	45d	1	0.71mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	45d	1	0.71mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	45d	1	0.89mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	45d	1	1.15mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	45d	1	1.16mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	45d	1	1.27mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	45d	1	1.28mi

Listing history 22 events

1. 2026-06-21
   days on market $149,900 Active 24 DOM
2. 2026-06-19
   days on market $149,900 Active 22 DOM
3. 2026-06-18
   days on market $149,900 Active 21 DOM
4. 2026-06-17
   days on market $149,900 Active 20 DOM
5. 2026-06-16
   days on market $149,900 Active 19 DOM
6. 2026-06-15
   days on market $149,900 Active 18 DOM
7. 2026-06-14
   days on market $149,900 Active 16 DOM
8. 2026-06-12
   days on market $149,900 Active 15 DOM
9. 2026-06-09
   days on market $149,900 Active 12 DOM
10. 2026-06-08
    days on market $149,900 Active 11 DOM
11. 2026-06-07
    days on market $149,900 Active 10 DOM
12. 2026-06-05
    days on market $149,900 Active 7 DOM
13. 2026-06-03
    days on market $149,900 Active 6 DOM
14. 2026-06-02
    days on market $149,900 Active 5 DOM
15. 2026-06-01
    days on market $149,900 Active 4 DOM
16. 2026-05-31
    days on market $149,900 Active 3 DOM
17. 2026-05-30
    days on market $149,900 Active 2 DOM
18. 2026-05-28
    listed $149,900 Active
19. 2024-02-01
    historical $995
20. 2024-01-18
    listed $995
21. 2015-04-10
    soldstatus $40,000 330-char remark

    Show marketing remark (330 chars)

    This home is ideal for an investor or for a first time home buyer. This home has 3 bedrooms, and 2 baths. This home also has a spacious eat-in kitchen that can also be used as a dining area. There is new carpet throughout the house except the living room. This home has a new roof with a 30 year warranty and a spacious back yard.

22. 2015-03-19
    listed $53,000 330-char remark

    Show marketing remark (330 chars)

    This home is ideal for an investor or for a first time home buyer. This home has 3 bedrooms, and 2 baths. This home also has a spacious eat-in kitchen that can also be used as a dining area. There is new carpet throughout the house except the living room. This home has a new roof with a 30 year warranty and a spacious back yard.

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,445
• − Mortgage interest: −$8,397
• − Property taxes: −$631
• − Insurance: −$750
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,361
• Taxable loss: −$2,844
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $491/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: Dothan City
• NCES district ID: 0101230
• Math proficiency: 19% ▼ -23.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $42,279
• Composite: 24.56/100
• National rank: #7640
• State rank: #73 of 129 in AL

Livability — Dothan

• Score: 64/100
• State rank: #146
• US rank: #13662

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dothan, AL
• City population: 47,783
• Population (ZIP): 38,627

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.46%
• Current HPI: 161.1212
• Rent YoY: —
• Metro: —
• 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

+182.8% since first listed

5 events — show timeline

• 2026-05-28 Listed $149,900 SAMLS
• 2024-02-01 Rental Removed $995 SAMLS
• 2024-01-18 Listed for Rent $995 SAMLS
• 2015-04-10 Sold (MLS) $40,000 SAMLS
• 2015-03-19 Listed $53,000 SAMLS

Property tax history

+4.2%/yr

Latest (2025): $631 · +2.9% YoY. Source: county tax records.