613 Catalpa Ave · Dothan, AL 36301

$73,500

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 20 Days on market

Built 1942 6,969 sqft lot Est $91k · 19% 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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Calling all Investors!!! This 1162 sqft. 3 bed, 1 bath home is a great rental opportunity with a long-term tenant. Central HVAC, Refinished hardwood floor. Crawl space. Rent is $600 per month. Property is part of a larger investment portfolio with a total of 8 properties.

Key facts

• Covered front porch
• Backyard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• BACKYARD
• REFRESHED INTERIOR PAINT
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding
• Exterior features: Covered patio/porch; Waterfront property

Interior

• Kitchen: No listed built-in appliances
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Eat-in kitchen; Double-pane windows; Fireplace in the living room (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $74k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: Girard Intermediate School (math 2% / reading 20%, grade F, #560 of 627 statewide, top 90%, 321 students, 95% 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 81% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 410 active listings in the ZIP; 10 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 $508 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $74k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,397 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.24% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.15%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $90,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Westmead St A & B St	0.10mi	2/2.0 (-1)	1,102 (-5%)	0mo	$20,000	$18	77
607 Arlington Ave	0.12mi	4/1.0 (+1)	1,278 (+10%)	1mo	$55,000	$43	72
610 Catalpa Ave	0.03mi	3/2.0	1,296 (+12%)	21mo	$61,148	$47	58
503 W Powell St	0.52mi	3/1.0	1,260 (+8%)	5mo	$55,000	$44	57
618 Langley Dr	0.45mi	2/1.0 (-1)	1,100 (-5%)	11mo	$90,000	$82	56
803 Dogwood Trl	0.56mi	3/2.0	1,225 (+5%)	6mo	$105,000	$86	56
601 Langley Dr	0.34mi	2/1.0 (-1)	1,035 (-11%)	14mo	$74,500	$72	50
613 Virginia Dr	0.44mi	3/1.0	1,053 (-9%)	19mo	$129,900	$123	48
303 Lakeview Dr	0.66mi	3/1.5	1,244 (+7%)	10mo	$97,500	$78	47
707 S Lena St	0.70mi	2/1.0 (-1)	1,101 (-5%)	14mo	$50,000	$45	42
846 S Park Ave	0.59mi	3/1.0	1,295 (+11%)	20mo	$140,000	$108	36
1210 Decatur St	0.70mi	2/1.0 (-1)	1,005 (-14%)	10mo	$121,000	$120	31

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $5,710
• Equity at exit: $10,959

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $27,592
• Equity at exit: $6,355

Cash invested: $20,580 (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: 410
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$385
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $277

Break-even live

Break-even rent $564

Max offer price $73,500

Occupancy floor 65%

Sensitivity live

Price	-10% $319	-5% $298	+0% $277	+5% $256	+10% $235
Rent	-10% $205	-5% $241	+0% $277	+5% $313	+10% $349
Rate	-1.0pp $314	-0.5pp $296	base $277	+0.5pp $258	+1.0pp $239

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	44d	1	0.14mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	44d	1	0.14mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	44d	4	0.26mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	0.43mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	44d	1	0.70mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	44d	1	0.79mi
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	44d	1	0.89mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	44d	1	1.05mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	44d	1	1.15mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	44d	1	1.36mi

Listing history 16 events

1. 2026-06-19
   days on market $73,500 Active 20 DOM
2. 2026-06-18
   days on market $73,500 Active 19 DOM
3. 2026-06-17
   days on market $73,500 Active 18 DOM
4. 2026-06-16
   days on market $73,500 Active 17 DOM
5. 2026-06-15
   days on market $73,500 Active 16 DOM
6. 2026-06-14
   days on market $73,500 Active 14 DOM
7. 2026-06-12
   days on market $73,500 Active 13 DOM
8. 2026-06-09
   days on market $73,500 Active 10 DOM
9. 2026-06-08
   days on market $73,500 Active 9 DOM
10. 2026-06-07
    days on market $73,500 Active 8 DOM
11. 2026-06-05
    days on market $73,500 Active 5 DOM
12. 2026-06-03
    days on market $73,500 Active 4 DOM
13. 2026-06-02
    days on market $73,500 Active 3 DOM
14. 2026-06-01
    days on market $73,500 Active 2 DOM
15. 2026-05-31
    remarks 391-char remark
16. 2026-05-31
    listed $73,500 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: $353 · $29/mo
• Projected year-2 tax: $353 · $29/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 · 18 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: $10,975
• − Mortgage interest: −$4,117
• − Property taxes: −$353
• − Insurance: −$368
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$2,138
• Taxable income: $2,243
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $2,786/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

+36.4% since first listed

6 events — show timeline

• 2026-05-30 Listed $73,500 SAMLS
• 2024-01-26 Sold (MLS) $40,000 SAMLS
• 2023-12-11 Pending — SAMLS
• 2023-08-25 Contingent — SAMLS
• 2023-08-16 Delisted — SAMLS
• 2023-03-07 Listed $53,900 SAMLS

Property tax history

+6.0%/yr

Latest (2025): $353 · +13.4% YoY. Source: county tax records.