91 Oscar Godwin Rd · Rehobeth, AL 36301

$197,500

3 bd · 3.0 ba · 1,554 sqft · SingleFamily public records · 13 Days on market

Built 1992 0.70 ac lot Est $182k · 9% over

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Why this score? — see what drove the D- 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 +14.0/30.0
• DSCR +4.2/10.0
• ARV discount +3.6/15.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a great home with an open floor plan, this home is for you! This 3bed 3 bath home has been totally renovated and a must see. This home is located in the Rehobeth School District. with a 219 sq ft bonus apt with bath has a separate entrance and not included in the 1564 sq ft.

Key facts

• Expansive yard
• Rear deck
• Mature trees

Tags

• REHOBETH SCHOOL DISTRICT
• WRAPAROUND FRONT PORCH
• EXPANSIVE YARD
• MATURE TREES
• REAR DECK
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Square footage: 1564; Lot approximately 0.7 acres (approx. 30,492 sq ft) with dimensions 150 x 210 x 282
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Attached garage with 1 covered parking space (1 total parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Wood siding construction; Year built not provided; Roof and foundation information not provided
• Exterior features: Covered porch; On waterfront; Storage structure

Interior

• Kitchen: Dishwasher; Oven; Microwave; Refrigerator; Ice maker; Freezer
• Bedrooms: Bedrooms information not provided
• Flooring: Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating and cooling information not provided
• Interior features: Pantry; Storage; Ceiling fans; Walk-in closets; Double-pane windows; Smoke detectors
• Laundry & utility: Washer and dryer included; Laundry located inside on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $24 ($289/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.1% below list).
• Recommended offer: $150k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% in Rehobeth — 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 69/100 on livability (#62 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y 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.

Risks & watch-outs

• 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 $150,000 (24.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $181,818
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Oscar Godwin Rd	0.08mi	3/2.0	1,712 (+10%)	3mo	$292,500	$171	73
90 Riley Rd	0.53mi	3/1.5	1,391 (-10%)	10mo	$163,000	$117	44
2016 Iris Rd/ Eddins Rd	0.73mi	3/1.0	1,320 (-15%)	12mo	$155,000	$117	23

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,573
• Equity at exit: $29,448

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-25,065
• Equity at exit: $17,076

Cash invested: $55,300 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,036
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $24

Break-even live

Break-even rent $1,470

Max offer price $197,500

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $80	+0% $24	+5% $-32	+10% $-88
Rent	-10% $-94	-5% $-35	+0% $24	+5% $83	+10% $143
Rate	-1.0pp $124	-0.5pp $74	base $24	+0.5pp $-27	+1.0pp $-79

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Golf View Dr Dothan, AL	4.0	2.0	1265	$1,500	$1.19	44d	1	1.17mi

Listing history 10 events

1. 2026-06-17
   status $197,500 Pending 13 DOM
2. 2026-06-16
   days on market $197,500 Active 13 DOM
3. 2026-06-15
   days on market $197,500 Active 12 DOM
4. 2026-06-14
   days on market $197,500 Active 10 DOM
5. 2026-06-12
   days on market $197,500 Active 9 DOM
6. 2026-06-09
   days on market $197,500 Active 6 DOM
7. 2026-06-08
   days on market $197,500 Active 5 DOM
8. 2026-06-07
   days on market $197,500 Active 4 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $197,500 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: $515 · $43/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$295/yr (+$25/mo · 57.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$11,063
• − Property taxes: −$515
• − Insurance: −$988
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,745
• Taxable loss: −$3,191
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,055/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 — Rehobeth

• Score: 69/100
• State rank: #62
• US rank: #8956

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety D User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+80.4% since first listed

13 events — show timeline

• 2026-06-03 Listed $197,500 SAMLS
• 2022-11-21 Sold (Public Records) $182,000 Public Records
• 2022-11-18 Sold (MLS) $182,000 SAMLS
• 2022-10-19 Contingent — SAMLS
• 2022-10-04 Price Changed $187,000 SAMLS
• 2022-08-08 Relisted — SAMLS
• 2022-07-18 Relisted — SAMLS
• 2022-07-08 Listed $189,900 SAMLS
• 2021-12-27 Sold (Public Records) $92,000 Public Records
• 2014-05-03 Listed $129,910 WBR
• 2014-05-03 Listed $129,910 MAAR
• 2010-07-28 Sold (MLS) $113,000 MAAR
• 2010-06-05 Listed $109,480 MAAR

Property tax history

+4.0%/yr

Latest (2025): $515 · +5.5% YoY. Source: county tax records.