4318 S Park Ave · Dothan, AL 36301

$298,000

4 bd · 1.0 ba · 2,230 sqft · SingleFamily public records · 364 Days on market

Built 1978 0.53 ac lot $134/sqft · 22% above area Est $245k · 22% 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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom 2-bath home boasting 2230 sq ft. of comfortable living space. Nestled in a well-established neighborhood, this home features a new roof, and a new HVAC system offering peace of mind and energy efficiency. The home also has remodeled kitchen, expanded patio, a drive-thru garage with upgraded garage doors to electric, repaired driveway, and remodeled main bath to walk-in shower. Conveniently located just minutes for Southeast Health Medical Center and Medical facilities, as well as a variety of popular restaurants and shopping centers, This home combines comfort with unbeatable accessibility. Don't miss out on this great opportunity to own a beautiful home in a prime location.

Key facts

• Remodeled kitchen
• Expanded patio
• New roof

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• REMODELED KITCHEN
• EXPANDED PATIO
• UPGRADED GARAGE DOORS
• REPAIRED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $262k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: schools D+, employment D, crime 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.
• Market conditions: 410 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 $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 364 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $185k; list at $298k implies a 61% gain — meaningful room to come down on a strong offer.

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 $262,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $244,772
• List price: $298,000
• Delta: 21.75%
• 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
2203 Saddlewood Trl	0.29mi	4/2.0	2,197 (-2%)	10mo	$254,000	$116	71
103 Shadowood Dr	0.15mi	3/2.0 (-1)	2,305 (+3%)	12mo	$279,700	$121	68
4011 Woodberry Dr	0.11mi	4/3.0	2,480 (+11%)	1mo	$232,750	$94	67
205 Creek Ridge Rd	0.23mi	3/3.5 (-1)	2,176 (-2%)	9mo	$310,000	$142	63
2002 Spaulding Rd	0.39mi	4/2.0	2,045 (-8%)	2mo	$216,900	$106	63
2002 Spaulding Rd	0.39mi	4/2.0	2,045 (-8%)	2mo	$216,900	$106	63
110 Berry Patch Ln	0.40mi	3/2.0 (-1)	2,052 (-8%)	1mo	$291,500	$142	58
607 Lakewood Dr	0.24mi	3/2.0 (-1)	2,004 (-10%)	7mo	$241,500	$121	57
205 Greenbriar Dr	0.17mi	5/3.0 (+1)	1,962 (-12%)	5mo	$210,000	$107	55
1601 Cone Dr	0.52mi	4/3.0	2,366 (+6%)	4mo	$210,000	$89	54
114 Bluffton Rd	0.44mi	4/2.0	1,937 (-13%)	8mo	$269,900	$139	47
414 Oliver Dr	0.65mi	5/3.0 (+1)	2,016 (-10%)	8mo	$290,000	$144	34

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-8,330
• Equity at exit: $44,433

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $44,343
• Equity at exit: $25,766

Cash invested: $83,440 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $627

Break-even live

Break-even rent $2,607

Max offer price $298,000

Occupancy floor 77%

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: $74,500
• Closing costs: $8,940
• 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	43d	1	0.46mi

Listing history 9 events

1. 2025-05-27
   listed $298,000 Active 718-char remark

   Show marketing remark (718 chars)

   Welcome to this spacious 4-bedroom 2-bath home boasting 2230 sq ft. of comfortable living space. Nestled in a well-established neighborhood, this home features a new roof, and a new HVAC system offering peace of mind and energy efficiency. The home also has remodeled kitchen, expanded patio, a drive-thru garage with upgraded garage doors to electric, repaired driveway, and remodeled main bath to walk-in shower. Conveniently located just minutes for Southeast Health Medical Center and Medical facilities, as well as a variety of popular restaurants and shopping centers, This home combines comfort with unbeatable accessibility. Don't miss out on this great opportunity to own a beautiful home in a prime location.

2. 2021-05-27
   soldstatus $185,000
3. 2019-06-28
   soldstatus $141,000 456-char remark

   Show marketing remark (456 chars)

   Improvements are finished and home is ready for new owner!! New carpet, flooring, interior painted, smoothtop cooktop w/ vent hood, wall oven, dishwasher & fixtures. Over sized den w/ fireplace, formal dining, formal lvrm, eat-in kitchen w/ open view into den. Yard is fenced and unique garage (there is a driveway on S. Park side and Foxfire) There are garage doors from both entries which can be opened and you can "drive through" garage.

4. 2019-06-28
   soldstatus $141,000

   Show marketing remark (456 chars)

   Improvements are finished and home is ready for new owner!! New carpet, flooring, interior painted, smoothtop cooktop w/ vent hood, wall oven, dishwasher & fixtures. Over sized den w/ fireplace, formal dining, formal lvrm, eat-in kitchen w/ open view into den. Yard is fenced and unique garage (there is a driveway on S. Park side and Foxfire) There are garage doors from both entries which can be opened and you can "drive through" garage.

5. 2019-06-28
   soldstatus $141,000 456-char remark

   Show marketing remark (456 chars)

   Improvements are finished and home is ready for new owner!! New carpet, flooring, interior painted, smoothtop cooktop w/ vent hood, wall oven, dishwasher & fixtures. Over sized den w/ fireplace, formal dining, formal lvrm, eat-in kitchen w/ open view into den. Yard is fenced and unique garage (there is a driveway on S. Park side and Foxfire) There are garage doors from both entries which can be opened and you can "drive through" garage.

6. 2019-03-28
   listed $139,900 456-char remark

   Show marketing remark (456 chars)

   Improvements are finished and home is ready for new owner!! New carpet, flooring, interior painted, smoothtop cooktop w/ vent hood, wall oven, dishwasher & fixtures. Over sized den w/ fireplace, formal dining, formal lvrm, eat-in kitchen w/ open view into den. Yard is fenced and unique garage (there is a driveway on S. Park side and Foxfire) There are garage doors from both entries which can be opened and you can "drive through" garage.

7. 2019-03-28
   listed $139,900 456-char remark

   Show marketing remark (456 chars)

   Improvements are finished and home is ready for new owner!! New carpet, flooring, interior painted, smoothtop cooktop w/ vent hood, wall oven, dishwasher & fixtures. Over sized den w/ fireplace, formal dining, formal lvrm, eat-in kitchen w/ open view into den. Yard is fenced and unique garage (there is a driveway on S. Park side and Foxfire) There are garage doors from both entries which can be opened and you can "drive through" garage.

8. 2018-07-29
   listed $144,900
9. 2018-07-29
   listed $144,900

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − Depreciation: −$8,669
• Taxable income: $2,950
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $6,811/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

+105.7% since first listed

9 events — show timeline

• 2025-05-27 Listed $298,000 SAMLS
• 2021-05-27 Sold (Public Records) $185,000 Public Records
• 2019-06-28 Sold (MLS) $141,000 MAAR
• 2019-06-28 Sold (MLS) $141,000 SAMLS
• 2019-06-28 Sold (MLS) $141,000 WBR
• 2019-03-28 Listed $139,900 MAAR
• 2019-03-28 Listed $139,900 WBR
• 2018-07-29 Listed $144,900 WBR
• 2018-07-29 Listed $144,900 MAAR

Property tax history

+4.6%/yr

Latest (2021): $456 · +12.9% YoY. Source: county tax records.