950 Chickasaw St · Dothan, AL 36303

$38,000

2 bd · 1.0 ba · 896 sqft · SingleFamily · 658 Days on market

Built 1950 Poor condition 6,165 sqft lot $42/sqft · 6% below area Est $40k · 6% under ↓ 37% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

Key facts

• Oldest neighborhood
• Central location
• 6,165 sq ft lot

Tags

• OLDEST NEIGHBORHOOD
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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: 233 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 658 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $22k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 658 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.55% ✓
• Cap rate: 22.18%
• Cash-on-cash: 56.75%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $40,322
• List price: $38,000
• Delta: -5.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 N Herring St	0.24mi	2/1.0	912 (+2%)	2mo	$32,000	$35	84
908 N Herring St	0.41mi	2/1.0	867 (-3%)	9mo	$108,900	$126	68
1018 Linden St	0.37mi	3/1.0 (+1)	1,000 (+12%)	2mo	$15,000	$15	57
1105 Seminole Dr	0.55mi	2/1.0	825 (-8%)	14mo	$55,000	$67	50

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: 55.2%
• Equity multiple: 3.43×
• Total profit: $25,905
• Equity at exit: $5,666

10-year hold

• IRR: 60.2%
• Equity multiple: 7.00×
• Total profit: $63,884
• Equity at exit: $3,286

Cash invested: $10,640 (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: 233
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $969 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $503

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 43%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	43d	1	0.56mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	43d	1	0.67mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	0.70mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	43d	1	0.77mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	43d	1	0.77mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	1.07mi
607 E Newton St Dothan, AL	1.0	1.0	800	$595	$0.74	43d	1	1.07mi

Listing history 26 events

1. 2026-06-19
   days on market $38,000 Active 658 DOM
2. 2026-06-18
   days on market $38,000 Active 657 DOM
3. 2026-06-17
   days on market $38,000 Active 656 DOM
4. 2026-06-16
   days on market $38,000 Active 655 DOM
5. 2026-06-15
   days on market $38,000 Active 654 DOM
6. 2026-06-14
   days on market $38,000 Active 652 DOM
7. 2026-06-12
   days on market $38,000 Active 651 DOM
8. 2026-06-09
   days on market $38,000 Active 648 DOM
9. 2026-06-08
   days on market $38,000 Active 647 DOM
10. 2026-06-07
    days on market $38,000 Active 646 DOM
11. 2026-06-05
    days on market $38,000 Active 643 DOM
12. 2026-06-03
    days on market $38,000 Active 642 DOM
13. 2026-06-02
    days on market $38,000 Active 641 DOM
14. 2026-06-01
    days on market $38,000 Active 640 DOM
15. 2026-05-31
    days on market $38,000 Active 639 DOM
16. 2026-05-30
    days on market $38,000 Active 638 DOM
17. 2026-05-06
    price $38,000 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

18. 2026-04-21
    price $46,900 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

19. 2026-03-25
    price $49,900 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

20. 2026-02-19
    price $53,900 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

21. 2026-01-13
    price $56,900 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

22. 2025-11-21
    status Active 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

23. 2025-09-02
    historical Active Under Contract 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

24. 2025-02-04
    status Active 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

25. 2025-01-24
    historical Active Under Contract 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

26. 2024-07-11
    listed $59,900 Active 910-char remark

    Show marketing remark (910 chars)

    This "diamond in the rough" is sparkling a little more today with this drastic price drop. Make us an offer, we can't refuse!!! Spring into the season with new possibilities and another fantastic drop in price! Give this little number some tender loving care and see all the terrific opportunities pop up like new buds on the trees. Whether you're looking for a great investment opportunity or a lovely home to live in, this is your budding opportunity! Located in the heart of one of Dothan's oldest neighborhoods, you're just steps away from everything Dothan has to offer. This cozy two-bedroom, one-bathroom home is perfect for settling in or investing your hard-earned money. We want you to feel at home! Please note, the property is being sold as is, ready for your personal touch! THIS HOME WILL BE SOLD AS-IS! "We are ready to sell this home!!! NOW!!" Significant price drop!

ⓘ 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 1/10 Low
• 🌡 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: $11,632
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,105
• Taxable income: $5,777
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,652/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 · 2 photos

Poor 30/100 Extensive rehab

This property requires extensive repairs and maintenance, including major work on the exterior and landscaping. Immediate updates will significantly improve its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint on exterior
• Major Siding — Damaged siding on exterior
• Major Landscaping — Overgrown landscaping

Value-add opportunities

• Both Paint and siding repairs — Improves curb appeal and interior condition
• Both Landscaping — Enhances curb appeal and property value
• Both Interior updates — Improves living conditions and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior	Major	$15,000–50,000
Siding · Damaged siding on exterior	Major	$15,000–50,000
Landscaping · Overgrown landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint and siding repairs — Improves curb appeal and interior condition ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Both Interior updates — Improves living conditions and property value ↑

ⓘ 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
• 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

-36.6% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $38,000 SAMLS
• 2026-04-21 Price Changed $46,900 SAMLS
• 2026-03-25 Price Changed $49,900 SAMLS
• 2026-02-19 Price Changed $53,900 SAMLS
• 2026-01-13 Price Changed $56,900 SAMLS
• 2025-11-21 Relisted — SAMLS
• 2025-09-02 Contingent — SAMLS
• 2025-02-04 Relisted — SAMLS
• 2025-01-24 Contingent — SAMLS
• 2024-07-11 Listed $59,900 SAMLS