PENWELL Plan · Dothan, AL 36301

$318,900

4 bd · 2.5 ba · 2,175 sqft · SingleFamily · 802 Days on market

Excellent condition

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

Key facts

• 2 garage spots
• Listed 801 days

🏗️ New construction. The $318,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,740.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Selma Street Elementary School (math 13% / reading 33%, grade F, #431 of 627 statewide, top 69%, 413 students, 93% FRL); Dothan Preparatory Academy (math 12% / reading 38%, grade F, #163 of 257 statewide, top 64%, 1,133 students, 78% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 2 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 $9k 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 802 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 802 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $288,740
• List price: $318,900
• Delta: 10.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Halls Creek Ln	0.08mi	4/2.0	2,076 (-5%)	3mo	$315,000	$152	84
200 Oliver Dr	0.02mi	5/3.0 (+1)	2,016 (-7%)	1mo	$295,110	$146	79
221 Mairead Dr	0.26mi	4/2.5	2,175 (0%)	13mo	$312,000	$143	77
501 Oliver Dr	0.27mi	4/2.5	2,175 (0%)	13mo	$308,000	$142	77
100 Littleleaf Ct	0.41mi	4/2.0	2,272 (+4%)	1mo	$374,000	$165	70
414 Oliver Dr	0.21mi	5/3.0 (+1)	2,016 (-7%)	8mo	$290,000	$144	65
2203 Saddlewood Trl	0.56mi	4/2.0	2,197 (+1%)	10mo	$254,000	$116	61
206 Glen Oaks Dr	0.47mi	3/2.5 (-1)	2,045 (-6%)	11mo	$333,000	$163	54
374 Taylor Rd	0.66mi	3/2.0 (-1)	2,000 (-8%)	1mo	$494,000	$247	48
607 Lakewood Dr	0.65mi	3/2.0 (-1)	2,004 (-8%)	7mo	$241,500	$121	44
103 Shadowood Dr	0.72mi	3/2.0 (-1)	2,305 (+6%)	13mo	$279,700	$121	39
2017 Fern Dr	0.71mi	3/2.0 (-1)	1,850 (-15%)	10mo	$323,000	$175	27

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: 0.85×
• Total profit: $-11,746
• Equity at exit: $43,052

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $35,029
• Equity at exit: $24,965

Cash invested: $80,847 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,221 medium
• Mortgage (P&I): −$1,514
• Tax est. 1.5%: −$361 /mo · $4,331/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $549

Break-even live

Break-even rent $2,526

Max offer price $288,740

Occupancy floor 78%

Sensitivity live

Price	-10% $749	-5% $649	+0% $549	+5% $450	+10% $350
Rent	-10% $295	-5% $422	+0% $549	+5% $677	+10% $804
Rate	-1.0pp $695	-0.5pp $623	base $549	+0.5pp $475	+1.0pp $398

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: $72,185
• Closing costs: $8,662
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.84mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	45d	1	1.18mi

Listing history 23 events

1. 2026-06-22
   days on market $318,900 Active 802 DOM
2. 2026-06-21
   days on market $318,900 Active 801 DOM
3. 2026-06-19
   days on market $318,900 Active 799 DOM
4. 2026-06-18
   days on market $318,900 Active 798 DOM
5. 2026-06-17
   days on market $318,900 Active 797 DOM
6. 2026-06-16
   days on market $318,900 Active 796 DOM
7. 2026-06-15
   days on market $318,900 Active 795 DOM
8. 2026-06-14
   days on market $318,900 Active 793 DOM
9. 2026-06-12
   days on market $318,900 Active 792 DOM
10. 2026-06-09
    days on market $318,900 Active 789 DOM
11. 2026-06-08
    days on market $318,900 Active 788 DOM
12. 2026-06-07
    days on market $318,900 Active 787 DOM
13. 2026-06-05
    days on market $318,900 Active 784 DOM
14. 2026-06-03
    days on market $318,900 Active 783 DOM
15. 2026-06-02
    days on market $318,900 Active 782 DOM
16. 2026-06-01
    days on market $318,900 Active 781 DOM
17. 2026-05-31
    days on market $318,900 Active 780 DOM
18. 2026-05-30
    days on market $318,900 Active 779 DOM
19. 2024-10-02
    price $318,900 1499-char remark

    Show marketing remark (1499 chars)

    The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

20. 2024-04-17
    status Active 1499-char remark

    Show marketing remark (1499 chars)

    The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

21. 2024-04-17
    price $317,900 1499-char remark

    Show marketing remark (1499 chars)

    The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

22. 2024-01-12
    historical 1499-char remark

    Show marketing remark (1499 chars)

    The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

23. 2024-01-06
    listed $314,900 Active 1499-char remark

    Show marketing remark (1499 chars)

    The Penwell is one of our two-story floorplans featured in our Halls Creek Communities in Dothan, Alabama. With 2 exteriors to choose from, the Penwell is sure to be a favorite. Offering 4-bedrooms, 2.5-bathrooms home, you'll find 2,175 square feet of desirable living space. The first floor showcases an open concept and spacious great room where your kitchen and living areas blend seamlessly into a space perfect for everyday entertaining. The first floor also features a flex room in the front of the home that provides an area for work or play. Relax on the outdoor patio looking out to your backyard. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. As we head up to the second floor, we are greeted with the primary bedroom that features a bathroom as well as three additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms office spaces, or other bonus rooms, there is sure to be comfort. Like all homes in Halls Creek, the Penwell includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. The Penwell is a must-see floor plan so schedule your to

ⓘ 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 · 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: $38,656
• − Mortgage interest: −$16,174
• − Property taxes: −$4,331
• − Insurance: −$1,444
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$8,400
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $6,084/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This two-story home in Dothan, Alabama, is in excellent condition with a modern design and well-maintained exterior. It offers a spacious open concept living area and a good-sized kitchen, making it an ideal move-in-ready property.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and can increase property value.
• Resale Landscaping improvements — Enhances curb appeal and can increase property value.
• Both Adding a smart home system — Improves convenience and can increase property value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Enhances curb appeal and can increase property value. ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both Adding a smart home system — Improves convenience and can increase property value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.3% since first listed

5 events — show timeline

• 2024-10-02 Price Changed $318,900 Zillow
• 2024-04-17 Price Changed $317,900 Zillow
• 2024-04-17 Relisted — Zillow
• 2024-01-12 Delisted — Zillow
• 2024-01-06 Listed $314,900 Zillow