112 Park Ridge Dr · Dothan, AL 36301

$269,900

4 bd · 1.0 ba · 2,113 sqft · SingleFamily public records · 3 Days on market

Built 2016 0.32 ac lot Est $300k · 10% under $46/mo HOA · 1% of rent

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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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Community Pool! 4 Bedroom 2 Baths on fenced corner lot! Only minutes from Ross Clark Circle & zoned Rehobeth Schools. Double Pane Low-E Argon Gas Windows & Tankless Water Heater. Also features hardwood flooring including master bedroom, Granite countertops, crown molding, stainless steel appliances, tile surround shower w/ glass frameless door, rain shower head & gas fireplace Corner lot with fenced backyard. .Beautiful open floorplan in this popular community!

Key facts

• Open-concept kitchen
• Large island
• Granite countertops

Tags

• REHOBETH SCHOOL DISTRICT
• FENCED CORNER LOT
• PARK RIDGE SUBDIVISION
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Located in the Park Ridge subdivision
• HOA & community: HOA fee approximately $46 monthly

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces (total 2 parking spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Exterior features: Covered patio/porch; Pool (other type)

Interior

• Kitchen: Oven; Dishwasher; Disposal; Microwave; Range; Self-cleaning oven
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fans; Walk-in closets; Entrance foyer; Eat-in kitchen; Double pane windows; Gas fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 11.0% 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.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rehobeth Elementary School (math 51% / reading 69%, grade B-, #61 of 627 statewide, top 10%, 1,174 students, 58% FRL); Rehobeth Middle School (math 22% / reading 54%, grade F, #69 of 257 statewide, top 27%, 626 students, 58% FRL); Rehobeth High School (math 32% / reading 27%, grade F, #70 of 305 statewide, top 27%, 788 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 412 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 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 $234k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.26% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $300,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Ridgecrest Loop	0.06mi	4/2.0	2,113 (0%)	12mo	$296,500	$140	83
156 Ridgeview Dr	0.13mi	4/2.0	2,141 (+1%)	10mo	$330,000	$154	80
187 Ridgecrest Loop	0.11mi	4/2.0	2,162 (+2%)	13mo	$330,000	$153	76
165 Puent Dr	0.19mi	4/2.0	2,202 (+4%)	16mo	$299,900	$136	67
2002 Spaulding Rd	0.49mi	4/2.0	2,045 (-3%)	2mo	$216,900	$106	66
2002 Spaulding Rd	0.49mi	4/2.0	2,045 (-3%)	2mo	$216,900	$106	66
5155 S Park Ave	0.11mi	3/2.0 (-1)	2,020 (-4%)	17mo	$332,000	$164	64
128 Ridgecrest Loop	0.11mi	3/2.5 (-1)	2,349 (+11%)	9mo	$295,000	$126	58
143 Ridgeview Dr	0.14mi	4/2.5	2,350 (+11%)	15mo	$335,000	$143	56
110 Berry Patch Ln	0.67mi	3/2.0 (-1)	2,052 (-3%)	2mo	$291,500	$142	54
168 Ridgeview Dr	0.13mi	3/2.5 (-1)	2,350 (+11%)	13mo	$330,500	$141	53
516 Golden Oaks Crk	0.29mi	4/2.5	2,306 (+9%)	17mo	$345,000	$150	52

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $23,573
• Equity at exit: $40,243

10-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $106,934
• Equity at exit: $23,336

Cash invested: $75,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$112
• HOA: −$46
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $1,058

Break-even live

Break-even rent $2,060

Max offer price $269,900

Occupancy floor 64%

Sensitivity live

Price	-10% $1,211	-5% $1,135	+0% $1,058	+5% $982	+10% $905
Rent	-10% $790	-5% $924	+0% $1,058	+5% $1,193	+10% $1,327
Rate	-1.0pp $1,194	-0.5pp $1,127	base $1,058	+0.5pp $988	+1.0pp $917

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	45d	1	1.32mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: watergaspool

Listing history 3 events

1. 2026-06-21
   days on market $269,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $269,900 Active 1 DOM

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $646 · $54/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$460/yr (+$38/mo · 71.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $40,800
• − Mortgage interest: −$15,119
• − Property taxes: −$646
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$552
• − Depreciation: −$7,852
• Taxable income: $8,754
• Est. tax owed @ 24.0%: −$2,101
• After-tax cash flow: $10,598/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 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

• 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

+25.8% since first listed

5 events — show timeline

• 2026-06-18 Listed $269,900 SAMLS
• 2019-10-07 Sold (Public Records) $234,000 Public Records
• 2019-10-04 Sold (MLS) $234,000 SAMLS
• 2016-12-08 Sold (MLS) $214,471 SAMLS
• 2016-08-15 Listed $214,470 SAMLS

Property tax history

+42.3%/yr

Latest (2020): $646 · +2.4% YoY. Source: county tax records.