1080 Fountain St · Dothan, AL 36303

$39,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 1 Days on market

Built 1953 Fair condition 7,405 sqft lot Est $50k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity for investors and savvy buyers seeking value and potential! This charming 1120 square-foot residence offers three bedrooms, two bathrooms, and a solid foundation for future returns, highlighted by a newer roof just six years old. Whether you are looking to expand your portfolio, create a desirable rental property, or transform it into a stunning, personal retreat, this property presents exceptional possibilities. With its functional, layout, strong fundamentals, and endless upside, this is an exciting chance to secure an investment with both immediate appeal and long-term potential.

Key facts

• Newer roof
• 7,405 sq ft lot
• Built 1953

Tags

• NEWER ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Wood siding; Built as single-family residence
• Exterior features: Covered porch/patio; On waterfront; Barn(s) on property

Interior

• Kitchen: Range hood; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Storage; Wood-framed windows
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $599 ($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 24.3% 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; 8 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 $276 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1953 — 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. 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.
7. 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.
8. 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: 2.78% ✓
• Cap rate: 24.32%
• Cash-on-cash: 64.39%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $50,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Ruth St	0.34mi	3/2.0	1,155 (+3%)	6mo	$119,500	$103	74
319 Headland Ave	0.34mi	2/2.0 (-1)	1,071 (-4%)	6mo	$75,000	$70	66
104 Hardy St	0.18mi	2/1.0 (-1)	1,200 (+7%)	6mo	$37,700	$31	66
303 Beulah St	0.57mi	3/1.5	1,092 (-2%)	4mo	$54,000	$49	64
507 Beulah St	0.49mi	3/1.0	1,100 (-2%)	13mo	$35,000	$32	59
1018 Linden St	0.46mi	3/1.0	1,000 (-11%)	2mo	$15,000	$15	55
1106 N Cherry St	0.36mi	3/1.5	1,212 (+8%)	16mo	$54,000	$45	54
201 Ruth St	0.31mi	2/1.0 (-1)	1,215 (+8%)	11mo	$30,000	$25	53
201 Ruth St	0.31mi	2/1.0 (-1)	1,215 (+8%)	11mo	$30,000	$25	53
307 Mallon St	0.52mi	2/1.0 (-1)	1,040 (-7%)	8mo	$64,000	$62	48
503 W Powell St	0.65mi	3/1.0	1,260 (+12%)	5mo	$55,000	$44	40
612 Alabama Ave	0.60mi	3/1.5	1,223 (+9%)	23mo	$73,435	$60	35

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: 63.5%
• Equity multiple: 3.84×
• Total profit: $31,731
• Equity at exit: $5,949

10-year hold

• IRR: 68.0%
• Equity multiple: 7.88×
• Total profit: $76,861
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

ZIP-level market 36303

• Active inventory: 233
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,108 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $599

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $627	-5% $613	+0% $599	+5% $586	+10% $572
Rent	-10% $512	-5% $556	+0% $599	+5% $643	+10% $687
Rate	-1.0pp $620	-0.5pp $610	base $599	+0.5pp $589	+1.0pp $579

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	44d	1	0.86mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	44d	1	1.02mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	44d	1	1.11mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	1.27mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	44d	1	1.29mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	44d	1	1.29mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	44d	4	1.35mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	44d	1	1.44mi

Listing history 3 events

1. 2026-06-05
   status $39,900 Pending 1 DOM
2. 2026-06-03
   remarks 606-char remark
3. 2026-06-03
   listed $39,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,294
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,161
• Taxable income: $6,973
• Est. tax owed @ 24.0%: −$1,674
• After-tax cash flow: $5,520/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and improve the exterior. With these updates, it has the potential to significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe wear and tear
• Major bathroom fixtures — dated and worn
• Moderate exterior paint — peeling and faded

Value-add opportunities

• Resale modernize kitchen cabinets and fixtures — new cabinets and fixtures would attract more buyers
• Resale update bathrooms with modern fixtures and finishes — modern bathrooms are more appealing to potential buyers
• Both landscape and improve curb appeal — improved landscaping would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe wear and tear	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · peeling and faded	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale modernize kitchen cabinets and fixtures — new cabinets and fixtures would attract more buyers ↑
• Resale update bathrooms with modern fixtures and finishes — modern bathrooms are more appealing to potential buyers ↑
• Both landscape and improve curb appeal — improved landscaping would enhance both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-03 Listed $39,900 SAMLS