1209 Greenwood Dr · Dothan, AL 36301

$89,500

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 53 Days on market

Built 1952 $130/sqft · 121% above area

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Charming cottage-style home full of character and modern updates! This beautifully refreshed home offers stylish flooring throughout, neutral paint tones, and an inviting open living space perfect for everyday living. The updated kitchen features cabinetry, sleek countertops, and modern fixtures for a fresh, contemporary feel. The bathroom has been renovated with gorgeous tile surround and updated finishes. Enjoy a spacious yard shaded by mature trees, adding both charm and privacy. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this adorable home is full of potential!

Key facts

• Spacious yard
• Renovated bathroom
• Cottage-style home

Tags

• COTTAGE-STYLE HOME
• UPDATED KITCHEN
• RENOVATED BATHROOM
• SPACIOUS YARD
• MATURE TREES

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Stucco exterior
• Exterior features: Covered patio/porch; Additional porch feature

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Eat-in kitchen; Aluminum-framed windows; Smoke detector(s)
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 Preparatory Academy (math 12% / reading 38%, grade F, #163 of 257 statewide, top 64%, 1,133 students, 78% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 81% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 410 active listings in the ZIP; 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 $619 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($87k) 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $42,586
• List price: $89,500
• Delta: 110.16%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Chickasaw St	0.72mi	2/1.0	656 (-5%)	2mo	$25,000	$38	57
708 Linden St	0.61mi	3/1.0 (+1)	672 (-3%)	12mo	$19,900	$30	52
1090 Fountain St	0.75mi	2/1.0	784 (+14%)	15mo	$62,000	$79	30

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $2,978
• Equity at exit: $13,345

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $24,991
• Equity at exit: $7,738

Cash invested: $25,060 (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: $1,017 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $275

Break-even live

Break-even rent $669

Max offer price $89,500

Occupancy floor 68%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $89,500 Active 53 DOM
2. 2026-06-18
   days on market $89,500 Active 52 DOM
3. 2026-06-17
   days on market $89,500 Active 51 DOM
4. 2026-06-16
   days on market $89,500 Active 50 DOM
5. 2026-06-15
   days on market $89,500 Active 49 DOM
6. 2026-06-14
   days on market $89,500 Active 47 DOM
7. 2026-06-12
   days on market $89,500 Active 46 DOM
8. 2026-06-09
   days on market $89,500 Active 43 DOM
9. 2026-06-08
   days on market $89,500 Active 42 DOM
10. 2026-06-07
    days on market $89,500 Active 41 DOM
11. 2026-06-05
    days on market $89,500 Active 38 DOM
12. 2026-06-03
    days on market $89,500 Active 37 DOM
13. 2026-06-02
    days on market $89,500 Active 36 DOM
14. 2026-06-01
    days on market $89,500 Active 35 DOM
15. 2026-05-31
    days on market $89,500 Active 34 DOM
16. 2026-05-30
    days on market $89,500 Active 33 DOM
17. 2026-04-27
    listed $89,500 Active 621-char remark
18. 2024-12-03
    historical
19. 2024-10-04
    price $90,000
20. 2024-10-03
    listed $90 Active

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $367 · $31/mo
• Expected delta: +$108/yr (+$9/mo · 41.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 16 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: $12,203
• − Mortgage interest: −$5,013
• − Property taxes: −$259
• − Insurance: −$448
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,604
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,839/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

-0.6% since first listed

4 events — show timeline

• 2026-04-27 Listed $89,500 SAMLS
• 2024-12-03 Listing Removed — MARMLS
• 2024-10-04 Price Changed $90,000 MARMLS
• 2024-10-03 Listed $90 MARMLS

Property tax history

+6.4%/yr

Latest (2025): $259 · +2.9% YoY. Source: county tax records.