200 Little Oaks Ct · Dothan, AL 36303

$121,900

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 116 Days on market

0.34 ac lot

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

NICE MOBILE HOME. NEW PAINT AND CARPET THRU OUT. SPLIT BEDROOMS. LARGE DEN OPEN TO BEAUTIFUL KITCHEN WITH LARGE ISLAND.

Key facts

• 0.34 acre lot
• Listed 116 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured/Modular residential home
• Construction: Vinyl siding
• Exterior features: Patio/porch (other); On the waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Walk-in closets; Window treatments
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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: Faine Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 413 students, 97% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 83% FRL vs 59% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 29% district-wide (-15 pts) — the specific schools serving this property underperform the Dothan City average; the district grade overstates school quality for this exact location.
• Market conditions: 234 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $110,929 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Little Oak Ct	0.09mi	3/2.0	1,792 (-0%)	20mo	$75,900	$42	78

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,291
• Equity at exit: $18,176

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $20,549
• Equity at exit: $10,540

Cash invested: $34,132 (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: 234
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$639
• Tax est. 1.5%: −$152 /mo · $1,828/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $274

Break-even live

Break-even rent $1,066

Max offer price $121,900

Occupancy floor 76%

Sensitivity live

Price	-10% $358	-5% $316	+0% $274	+5% $232	+10% $190
Rent	-10% $162	-5% $218	+0% $274	+5% $330	+10% $385
Rate	-1.0pp $335	-0.5pp $305	base $274	+0.5pp $242	+1.0pp $210

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $121,900 Active 116 DOM
2. 2026-06-19
   days on market $121,900 Active 114 DOM
3. 2026-06-18
   days on market $121,900 Active 113 DOM
4. 2026-06-17
   days on market $121,900 Active 112 DOM
5. 2026-06-16
   days on market $121,900 Active 111 DOM
6. 2026-06-15
   days on market $121,900 Active 110 DOM
7. 2026-06-14
   days on market $121,900 Active 108 DOM
8. 2026-06-12
   days on market $121,900 Active 107 DOM
9. 2026-06-09
   days on market $121,900 Active 104 DOM
10. 2026-06-08
    days on market $121,900 Active 103 DOM
11. 2026-06-07
    days on market $121,900 Active 102 DOM
12. 2026-06-05
    days on market $121,900 Active 99 DOM
13. 2026-06-03
    days on market $121,900 Active 98 DOM
14. 2026-06-02
    days on market $121,900 Active 97 DOM
15. 2026-06-01
    days on market $121,900 Active 96 DOM
16. 2026-05-16
    status Active
17. 2026-04-10
    status Pending
18. 2026-01-14
    status Active
19. 2025-11-06
    status Active
20. 2025-10-17
    status Pending
21. 2025-10-08
    listed $121,900 Active

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,956
• − Mortgage interest: −$6,828
• − Property taxes: −$1,828
• − Insurance: −$610
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,546
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,943/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
• 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

6 events — show timeline

• 2026-05-16 Relisted — SAMLS
• 2026-04-10 Pending — SAMLS
• 2026-01-14 Relisted — SAMLS
• 2025-11-06 Relisted — SAMLS
• 2025-10-17 Pending — SAMLS
• 2025-10-08 Listed $121,900 SAMLS

Property tax history

+0.4%/yr

Latest (2025): $101 · +0.0% YoY. Source: county tax records.