920 Fortner St · Dothan, AL 36301

$120,500

3 bd · 2.5 ba · 1,849 sqft · SingleFamily public records · 73 Days on market

Built 1955 0.33 ac lot $65/sqft · 12% below area Est $137k · 12% 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 +28.3/30.0
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• 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

New to the market. You don't want you to miss out. This listing includes two properties in 1. (0.96234005007000). The property is 3 bedroom and 2.5 bath that sits on a large corner lot with spacious backyard that includes a large shed. This property also consists of a bonus room with wood burning fireplace. All of the floors are hardwood flooring throughout. Don't wait, contact me or your realtor to come check it out. MOTIVATED SELLER

Key facts

• Hardwood flooring
• Spacious backyard
• Large corner lot

Tags

• LARGE CORNER LOT
• SPACIOUS BACKYARD
• LARGE SHED
• BONUS ROOM
• WOOD BURNING FIREPLACE
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: schools D+, employment D, crime 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.
• Market conditions: 412 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $833 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $59k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $120k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $113,270 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (median comp): $137,142
• List price: $120,500
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 S Edgewood Dr	0.20mi	3/1.5	1,768 (-4%)	5mo	$100,000	$57	75
1300 S Edgewood Dr	0.30mi	3/1.5	1,859 (+0%)	8mo	$92,000	$49	75
1300 S Edgewood Dr	0.30mi	3/1.5	1,952 (+6%)	8mo	$92,000	$47	66
1000 Martin St	0.11mi	3/2.0	1,607 (-13%)	7mo	$80,000	$50	65
308 Lakeview Dr	0.50mi	4/2.5 (+1)	1,818 (-2%)	6mo	$179,500	$99	64
460 W Selma St	0.71mi	3/2.0	1,825 (-1%)	1mo	$170,000	$93	62
505 Somerset St	0.54mi	4/2.5 (+1)	1,960 (+6%)	2mo	$72,000	$37	58
601 Ashland Dr	0.25mi	2/1.0 (-1)	1,648 (-11%)	6mo	$115,000	$70	54
111 Pettus St	0.73mi	3/1.0	1,787 (-3%)	1mo	$115,000	$64	54
24 Parkplace Ct	0.73mi	2/2.0 (-1)	1,800 (-3%)	4mo	$235,000	$131	52
503 Catalpa Ave	0.63mi	4/2.5 (+1)	2,112 (+14%)	5mo	$119,000	$56	37
1315 Haisten Dr	0.70mi	3/2.0	2,118 (+14%)	9mo	$243,900	$115	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: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,021
• Equity at exit: $17,967

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $35,823
• Equity at exit: $10,419

Cash invested: $33,740 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$632
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $386

Break-even live

Break-even rent $893

Max offer price $120,500

Occupancy floor 67%

Sensitivity live

Price	-10% $455	-5% $420	+0% $386	+5% $352	+10% $318
Rent	-10% $277	-5% $332	+0% $386	+5% $441	+10% $496
Rate	-1.0pp $447	-0.5pp $417	base $386	+0.5pp $355	+1.0pp $323

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: $30,125
• Closing costs: $3,615
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.42mi
1205 Magnolia Ave Dothan, AL	3.0	2.0	1916	$1,900	$0.99	45d	1	0.69mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	45d	1	0.71mi
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	45d	1	0.96mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	45d	1	1.10mi

Listing history 28 events

1. 2026-06-21
   days on market $120,500 Active 73 DOM
2. 2026-06-19
   days on market $120,500 Active 71 DOM
3. 2026-06-18
   days on market $120,500 Active 70 DOM
4. 2026-06-17
   days on market $120,500 Active 69 DOM
5. 2026-06-16
   days on market $120,500 Active 68 DOM
6. 2026-06-15
   days on market $120,500 Active 67 DOM
7. 2026-06-14
   days on market $120,500 Active 65 DOM
8. 2026-06-12
   days on market $120,500 Active 64 DOM
9. 2026-06-09
   days on market $120,500 Active 61 DOM
10. 2026-06-08
    days on market $120,500 Active 60 DOM
11. 2026-06-07
    days on market $120,500 Active 59 DOM
12. 2026-06-05
    days on market $120,500 Active 56 DOM
13. 2026-06-03
    days on market $120,500 Active 55 DOM
14. 2026-06-03
    price $120,500 Active 54 DOM
15. 2026-06-02
    days on market $169,900 Active 54 DOM
16. 2026-06-01
    days on market $169,900 Active 53 DOM
17. 2026-05-31
    days on market $169,900 Active 52 DOM
18. 2026-05-30
    days on market $169,900 Active 51 DOM
19. 2026-04-30
    price $169,900 438-char remark

    Show marketing remark (438 chars)

    New to the market. You don't want you to miss out. This listing includes two properties in 1. (0.96234005007000). The property is 3 bedroom and 2.5 bath that sits on a large corner lot with spacious backyard that includes a large shed. This property also consists of a bonus room with wood burning fireplace. All of the floors are hardwood flooring throughout. Don't wait, contact me or your realtor to come check it out. MOTIVATED SELLER

20. 2026-04-20
    price $175,900 438-char remark

    Show marketing remark (438 chars)

    New to the market. You don't want you to miss out. This listing includes two properties in 1. (0.96234005007000). The property is 3 bedroom and 2.5 bath that sits on a large corner lot with spacious backyard that includes a large shed. This property also consists of a bonus room with wood burning fireplace. All of the floors are hardwood flooring throughout. Don't wait, contact me or your realtor to come check it out. MOTIVATED SELLER

21. 2026-04-10
    listed $179,900 Active 438-char remark

    Show marketing remark (438 chars)

    New to the market. You don't want you to miss out. This listing includes two properties in 1. (0.96234005007000). The property is 3 bedroom and 2.5 bath that sits on a large corner lot with spacious backyard that includes a large shed. This property also consists of a bonus room with wood burning fireplace. All of the floors are hardwood flooring throughout. Don't wait, contact me or your realtor to come check it out. MOTIVATED SELLER

22. 2023-09-11
    soldstatus $80,000 Closed 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

23. 2023-09-11
    soldstatus $80,000

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

24. 2023-09-06
    historical Active Under Contract 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

25. 2023-08-16
    historical 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

26. 2023-08-06
    historical Active Under Contract 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

27. 2023-07-10
    status Active 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

28. 2023-03-25
    listed $108,000 Active 406-char remark

    Show marketing remark (406 chars)

    Don't miss this special! New to the market! This listing includes two properties in one- adjacent parcel of land (0 Virginia: parcel 0906234005007000) also included. Large corner lot, 3 bedrooms, 2.5 bathrooms, bonus room, wood burning fireplace, large storage building, hardwood floors, and much more!! Call/ text today to schedule a showing! Buyer/ Buyer's agent to satisfy self to pertinent information.

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$209/yr (+$17/mo · 73.4%)

ⓘ 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: $16,590
• − Mortgage interest: −$6,750
• − Property taxes: −$285
• − Insurance: −$602
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,505
• Taxable income: $2,793
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,965/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

+57.3% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $169,900 LCMLS
• 2026-04-20 Price Changed $175,900 LCMLS
• 2026-04-10 Listed $179,900 LCMLS
• 2023-09-11 Sold (Public Records) $80,000 Public Records
• 2023-09-11 Sold (MLS) $80,000 SAMLS
• 2023-09-06 Contingent — SAMLS
• 2023-08-16 Delisted — SAMLS
• 2023-08-06 Contingent — SAMLS
• 2023-07-10 Relisted — SAMLS
• 2023-03-25 Listed $108,000 SAMLS

Property tax history

-5.6%/yr

Latest (2025): $285 · +3.4% YoY. Source: county tax records.