519 Webb Rd · Dothan, AL 36303

$40,000

3 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 11 Days on market

Built 1948 9,583 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older wooden 3 bedroom home with 1 bath and large fenced back yard.

Key facts

• Metal roof
• Fenced back yard
• 9,583 sq ft lot

Tags

• FENCED BACK YARD
• METAL ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Other construction materials
• Exterior features: No patio or porch; Waterfront lot

Interior

• Kitchen: No appliances included
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Interior features: Wood-frame windows; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 23.9% 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: Morris Slingluff Elementary School (math 8% / reading 22%, grade F, #508 of 627 statewide, top 84%, 290 students, 94% 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: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $16k; list at $40k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.66% ✓
• Cap rate: 23.91%
• Cash-on-cash: 62.92%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $84,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Beulah St	0.05mi	3/1.5	1,092 (-9%)	4mo	$54,000	$49	77
719 Price St	0.49mi	3/1.0	1,130 (-6%)	5mo	$52,500	$46	63
307 Mallon St	0.10mi	2/1.0 (-1)	1,040 (-14%)	8mo	$64,000	$62	61
717 Price St	0.49mi	2/1.0 (-1)	1,141 (-5%)	5mo	$52,500	$46	59
104 Hardy St	0.67mi	2/1.0 (-1)	1,200 (-0%)	6mo	$37,700	$31	58
1103 E Newton St	0.39mi	3/1.5	1,104 (-8%)	11mo	$80,500	$73	56
209 Ruth St	0.62mi	3/2.0	1,155 (-4%)	6mo	$119,500	$103	55
201 Ruth St	0.64mi	2/1.0 (-1)	1,215 (+1%)	11mo	$30,000	$25	55
1119 Meharis Cir	0.48mi	4/2.0 (+1)	1,310 (+9%)	1mo	$115,000	$88	53
1001 Meharis Cir	0.46mi	3/2.0	1,375 (+14%)	0mo	$128,000	$93	51
319 Headland Ave	0.47mi	2/2.0 (-1)	1,071 (-11%)	6mo	$75,000	$70	45
904 Worthy Ave	0.74mi	3/2.0	1,330 (+10%)	4mo	$125,000	$94	41

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: 61.9%
• Equity multiple: 3.76×
• Total profit: $30,922
• Equity at exit: $5,964

10-year hold

• IRR: 66.5%
• Equity multiple: 7.71×
• Total profit: $75,096
• Equity at exit: $3,458

Cash invested: $11,200 (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 36303

• Active inventory: 233
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$210
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $587

Break-even live

Break-even rent $322

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	44d	1	0.90mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	1.21mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	44d	1	1.31mi
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	44d	1	1.38mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	44d	1	1.39mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	44d	1	1.39mi

Listing history 9 events

1. 2026-06-19
   days on market $40,000 Active 11 DOM
2. 2026-06-18
   days on market $40,000 Active 10 DOM
3. 2026-06-17
   days on market $40,000 Active 9 DOM
4. 2026-06-16
   days on market $40,000 Active 8 DOM
5. 2026-06-15
   days on market $40,000 Active 7 DOM
6. 2026-06-14
   days on market $40,000 Active 5 DOM
7. 2026-06-12
   days on market $40,000 Active 4 DOM
8. 2026-06-09
   remarks 157-char remark
9. 2026-06-09
   listed $40,000 Active 1 DOM

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $340 · $28/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 16 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: $12,789
• − Mortgage interest: −$2,241
• − Property taxes: −$340
• − Insurance: −$200
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,164
• Taxable income: $6,799
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $5,415/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
• County: Houston County · 47,783 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 30,173
• Household income: $54,147
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1156.0

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 0.58)
• Race & ethnicity: White 50% Black 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -121.35%
• Current HPI: 182.6482
• Rent YoY: —
• Metro: Dothan, 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

+135.3% since first listed

6 events — show timeline

• 2026-06-08 Listed $40,000 SAMLS
• 2021-05-20 Sold (MLS) — SAMLS
• 2019-11-18 Sold (MLS) — SAMLS
• 2016-08-29 Sold (MLS) — SAMLS
• 2016-02-19 Sold (MLS) $16,500 SAMLS
• 2016-01-26 Listed $17,000 SAMLS

Property tax history

+5.2%/yr

Latest (2025): $340 · +2.8% YoY. Source: county tax records.