124 Red Deer Trce #7 · Dothan, AL 36301

$214,900

3 bd · 2.5 ba · 1,490 sqft · Townhouse · 78 Days on market

Built 2026 Good condition 1-car garage $144/sqft · at area comps Est $217k · at est.

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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 +8.1/30.0
• ARV discount +7.9/15.0
• Condition / age +4.2/5.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 124 Red Deer Trace Unit 7 at our Buckhead community featuring two-story Townhomes in Dothan, Alabama. These townhomes offer 3-bedrooms, 2.5-bathrooms, and 1-car garage with over 1,400 square feet of living space. When you enter the home, you'll be greeted by an open-concept first floor with a great room, dining area, and kitchen. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. Walking through the home, you can enter the 1-car garage near the kitchen.

Key facts

• Quartz countertops
• Outdoor patio
• Garage

Tags

• OPEN-CONCEPT FIRST FLOOR
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS WALK-IN PANTRY
• OUTDOOR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.1% below list).
• Recommended offer: $161k (25.1% below list) — sets the bar for 1% rule.

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) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 538 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• This rent runs 39% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $6k 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 78 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,907 (25.1% 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 78 days. Have you received any prior offers? Is the seller open to a 25% 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $216,879
• List price: $214,900
• Delta: -0.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Fawnfield Lane Unit 4	0.04mi	3/2.5	1,490 (0%)	3mo	$207,650	$139	96
117 Fawnfield Lane Unit 2	0.04mi	3/2.5	1,490 (0%)	3mo	$199,900	$134	96
117 Fawnfield Lane Unit 3	0.03mi	3/2.5	1,490 (0%)	4mo	$199,900	$134	95
267 Fawnfield Lane Unit 5	0.03mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	93
267 Fawnfield Lane Unit 3	0.03mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	93
267 Fawnfield Lane Unit 4	0.03mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	93
267 Fawnfield Lane Unit 2	0.03mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	93
267 Fawnfield Lane Unit 7	0.04mi	3/2.5	1,490 (0%)	7mo	$215,000	$144	92
267 Fawnfield Lane Unit 6	0.05mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
312-4 Hidden Creek Cir	0.26mi	2/2.0 (-1)	1,547 (+4%)	6mo	$245,000	$158	70
302-1 Hidden Creek Cir	0.29mi	2/2.0 (-1)	1,401 (-6%)	2mo	$249,500	$178	67
304 Hidden Cir #2	0.29mi	2/2.0 (-1)	1,650 (+11%)	3mo	$263,000	$159	59

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-48,426
• Equity at exit: $32,042

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-59,617
• Equity at exit: $18,581

Cash invested: $60,172 (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: 21 active
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $210,000 ($144/sqft)
• Median days on market: 3 d
• This list price: 52% of active listings are priced below it
• ARV vs active asking: +0.9% vs current asking $/sqft

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

ZIP-level market 36301

• Home prices YoY: -24.9%
• Active inventory: 538
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-214

Break-even live

Break-even rent $1,880

Max offer price $183,940

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-140	+0% $-214	+5% $-288	+10% $-362
Rent	-10% $-341	-5% $-278	+0% $-214	+5% $-150	+10% $-87
Rate	-1.0pp $-106	-0.5pp $-159	base $-214	+0.5pp $-270	+1.0pp $-326

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: $53,725
• Closing costs: $6,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hidden Creek Cir #1 Dothan, AL	2.0	2.0	1233	$1,450	$1.18	93d	1	0.31mi
31 Trillium Cir Dothan, AL	1.0–3.0	1.0–2.0	958	$1,290	$1.35	93d	15	1.03mi
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	93d	1	1.13mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	93d	1	1.30mi

Property features AI

Finance

• Financial info: List price $218,450

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family style unit (address unit #7)
• Exterior features: Living area approximately 1490

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home — BUCKHEAD PALM A planActive listing

Listing history 47 events

1. 2026-08-08
   days on market $214,900 Active 78 DOM
2. 2026-08-07
   days on market $214,900 Active 77 DOM
3. 2026-08-06
   days on market $214,900 Active 76 DOM
4. 2026-08-05
   days on market $214,900 Active 75 DOM
5. 2026-08-04
   days on market $214,900 Active 74 DOM
6. 2026-08-03
   days on market $214,900 Active 73 DOM
7. 2026-07-31
   days on market $214,900 Active 70 DOM
8. 2026-07-29
   days on market $214,900 Active 68 DOM
9. 2026-07-27
   days on market $214,900 Active 66 DOM
10. 2026-07-25
    days on market $214,900 Active 64 DOM
11. 2026-07-23
    days on market $214,900 Active 62 DOM
12. 2026-07-22
    days on market $214,900 Active 61 DOM
13. 2026-07-21
    days on market $214,900 Active 60 DOM
14. 2026-07-18
    days on market $214,900 Active 57 DOM
15. 2026-07-16
    days on market $214,900 Active 55 DOM
16. 2026-07-16
    days on market $214,900 Active 54 DOM
17. 2026-07-14
    days on market $214,900 Active 53 DOM
18. 2026-07-13
    days on market $214,900 Active 52 DOM
19. 2026-07-12
    days on market $214,900 Active 51 DOM
20. 2026-07-11
    days on market $214,900 Active 50 DOM
21. 2026-07-10
    days on market $214,900 Active 49 DOM
22. 2026-07-09
    days on market $214,900 Active 48 DOM
23. 2026-07-08
    days on market $214,900 Active 47 DOM
24. 2026-07-07
    days on market $214,900 Active 46 DOM
25. 2026-07-06
    days on market $214,900 Active 45 DOM
26. 2026-07-05
    days on market $214,900 Active 44 DOM
27. 2026-07-04
    days on market $214,900 Active 43 DOM
28. 2026-07-03
    days on market $214,900 Active 42 DOM
29. 2026-07-02
    days on market $214,900 Active 41 DOM
30. 2026-07-01
    days on market $214,900 Active 40 DOM
31. 2026-06-30
    days on market $214,900 Active 39 DOM
32. 2026-06-29
    days on market $214,900 Active 38 DOM
33. 2026-06-28
    days on market $214,900 Active 37 DOM
34. 2026-06-28
    days on market $214,900 Active 36 DOM
35. 2026-06-27
    days on market $214,900 Active 35 DOM
36. 2026-06-26
    days on market $214,900 Active 34 DOM
37. 2026-06-22
    days on market $214,900 Active 31 DOM
38. 2026-06-21
    days on market $214,900 Active 30 DOM
39. 2026-06-19
    days on market $214,900 Active 28 DOM
40. 2026-06-18
    days on market $214,900 Active 27 DOM
41. 2026-06-17
    days on market $214,900 Active 26 DOM
42. 2026-06-16
    days on market $214,900 Active 25 DOM
43. 2026-06-15
    days on market $214,900 Active 24 DOM
44. 2026-06-14
    days on market $214,900 Active 22 DOM
45. 2026-06-12
    days on market $214,900 Active 21 DOM
46. 2026-05-08
    price $214,900 1397-char remark
47. 2026-05-06
    listed $216,900 Active 1397-char remark

ⓘ 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: $19,309
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$6,252
• Taxable loss: −$6,368
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $-1,039/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 · 29 photos

Good 85/100 None rehab

This well-maintained townhouse is move-in ready with good condition throughout. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances aesthetics and functionality ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Selma Street Elementary School F AL #431/627 Nat'l #31,702/41,679 High Carver 9th Grade Academy

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

C Composite livability gradescore 64/100

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
• County: Houston · 110,280 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 38,627
• Household income: $49,124
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Property features AI

Finance

• Financial info: List price $218,450

Exterior

• Parking: 1-car garage (1 total parking space)
• Home design: Single-family style unit (address unit #7)
• Exterior features: Living area approximately 1490

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home — BUCKHEAD PALM A planActive listing