6610 Hodgesville · Dothan, AL 36301

$220,000

3 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 124 Days on market

Built 1973 2.27 ac lot $105/sqft · 24% below area Est $289k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 6610 Hodgesville Rd in Dothan! This 4-bedroom, 3-bath home sits on approximately 2.27 acres in the highly sought-after Rehobeth school district and is ready for you! Featuring brand-new premium vinyl flooring, new carpet in the additional bedrooms, fresh interior paint, and an updated exterior with a whitewashed finish and painted shutters. Enjoy a beautiful pond stocked with large catfish and a newly built fishing dock, perfect for quiet evenings and outdoor entertaining. This home is being sold as-is! Call me today to schedule your appointment and see the potential for yourself!

Key facts

• New carpet
• Updated exterior
• Beautiful pond

Tags

• PREMIUM VINYL FLOORING
• NEW CARPET
• FRESH INTERIOR PAINT
• UPDATED EXTERIOR
• BEAUTIFUL POND
• NEWLY BUILT FISHING DOCK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (36.3% below list).
• Recommended offer: $140k (36.3% below list) — sets the bar for 1% rule.

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.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rehobeth Elementary School (math 51% / reading 69%, grade B-, #61 of 627 statewide, top 10%, 1,174 students, 58% FRL); Rehobeth Middle School (math 22% / reading 54%, grade F, #69 of 257 statewide, top 27%, 626 students, 58% FRL); Rehobeth High School (math 32% / reading 27%, grade F, #70 of 305 statewide, top 27%, 788 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 412 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 $2k of loan paydown is wiped out by about $7k 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 124 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $171k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $140,222 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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?
9. 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.
10. 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.
11. 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: 0.64% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 13.1

CMA / ARV

• ARV (median comp): $289,271
• List price: $220,000
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Patterson Rd	0.47mi	3/2.0	1,920 (-9%)	0mo	$268,000	$140	63

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-47,112
• Equity at exit: $32,803

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-56,125
• Equity at exit: $19,022

Cash invested: $61,600 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-178

Break-even live

Break-even rent $1,628

Max offer price $188,549

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-116	+0% $-178	+5% $-240	+10% $-303
Rent	-10% $-289	-5% $-233	+0% $-178	+5% $-123	+10% $-67
Rate	-1.0pp $-67	-0.5pp $-122	base $-178	+0.5pp $-235	+1.0pp $-293

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $220,000 Active 124 DOM
2. 2026-06-21
   days on market $220,000 Active 123 DOM
3. 2026-06-19
   days on market $220,000 Active 121 DOM
4. 2026-06-18
   days on market $220,000 Active 120 DOM
5. 2026-06-17
   days on market $220,000 Active 119 DOM
6. 2026-06-16
   days on market $220,000 Active 118 DOM
7. 2026-06-15
   days on market $220,000 Active 117 DOM
8. 2026-06-14
   days on market $220,000 Active 115 DOM
9. 2026-06-12
   days on market $220,000 Active 114 DOM
10. 2026-06-09
    days on market $220,000 Active 111 DOM
11. 2026-06-08
    days on market $220,000 Active 110 DOM
12. 2026-06-07
    days on market $220,000 Active 109 DOM
13. 2026-06-05
    days on market $220,000 Active 106 DOM
14. 2026-06-03
    days on market $220,000 Active 105 DOM
15. 2026-06-02
    days on market $220,000 Active 104 DOM
16. 2026-06-01
    days on market $220,000 Active 103 DOM
17. 2026-05-31
    days on market $220,000 Active 102 DOM
18. 2026-05-30
    days on market $220,000 Active 101 DOM
19. 2026-05-13
    price $220,000 609-char remark

    Show marketing remark (609 chars)

    Opportunity awaits at 6610 Hodgesville Rd in Dothan! This 4-bedroom, 3-bath home sits on approximately 2.27 acres in the highly sought-after Rehobeth school district and is ready for you! Featuring brand-new premium vinyl flooring, new carpet in the additional bedrooms, fresh interior paint, and an updated exterior with a whitewashed finish and painted shutters. Enjoy a beautiful pond stocked with large catfish and a newly built fishing dock, perfect for quiet evenings and outdoor entertaining. This home is being sold as-is! Call me today to schedule your appointment and see the potential for yourself!

20. 2026-03-10
    price $227,500 609-char remark

    Show marketing remark (609 chars)

    Opportunity awaits at 6610 Hodgesville Rd in Dothan! This 4-bedroom, 3-bath home sits on approximately 2.27 acres in the highly sought-after Rehobeth school district and is ready for you! Featuring brand-new premium vinyl flooring, new carpet in the additional bedrooms, fresh interior paint, and an updated exterior with a whitewashed finish and painted shutters. Enjoy a beautiful pond stocked with large catfish and a newly built fishing dock, perfect for quiet evenings and outdoor entertaining. This home is being sold as-is! Call me today to schedule your appointment and see the potential for yourself!

21. 2026-02-19
    listed $232,000 Active 609-char remark

    Show marketing remark (609 chars)

    Opportunity awaits at 6610 Hodgesville Rd in Dothan! This 4-bedroom, 3-bath home sits on approximately 2.27 acres in the highly sought-after Rehobeth school district and is ready for you! Featuring brand-new premium vinyl flooring, new carpet in the additional bedrooms, fresh interior paint, and an updated exterior with a whitewashed finish and painted shutters. Enjoy a beautiful pond stocked with large catfish and a newly built fishing dock, perfect for quiet evenings and outdoor entertaining. This home is being sold as-is! Call me today to schedule your appointment and see the potential for yourself!

22. 2025-08-25
    soldstatus $171,000 Closed 461-char remark

    Show marketing remark (461 chars)

    Brick home on a little more than 2.25 acres offers a large pond in the backyard, formal living room, kitchen/dining combo, laundry room, family room w/ fireplace, a master suite w/ full bathroom, 3 more bedrooms w/ shared bathroom, additional bathroom just off the dining room / kitchen, a double carport w/ storage, and a covered patio in the fenced back yard. Loads of potential here! Choice of schools. Cottonwood and Rehobeth buses go by. Being sold AS IS.

23. 2025-06-06
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Brick home on a little more than 2.25 acres offers a large pond in the backyard, formal living room, kitchen/dining combo, laundry room, family room w/ fireplace, a master suite w/ full bathroom, 3 more bedrooms w/ shared bathroom, additional bathroom just off the dining room / kitchen, a double carport w/ storage, and a covered patio in the fenced back yard. Loads of potential here! Choice of schools. Cottonwood and Rehobeth buses go by. Being sold AS IS.

24. 2025-05-24
    listed $175,000 Active 461-char remark

    Show marketing remark (461 chars)

    Brick home on a little more than 2.25 acres offers a large pond in the backyard, formal living room, kitchen/dining combo, laundry room, family room w/ fireplace, a master suite w/ full bathroom, 3 more bedrooms w/ shared bathroom, additional bathroom just off the dining room / kitchen, a double carport w/ storage, and a covered patio in the fenced back yard. Loads of potential here! Choice of schools. Cottonwood and Rehobeth buses go by. Being sold AS IS.

25. 2016-03-28
    soldstatus $92,000
26. 2015-09-23
    listed $99,600

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$417/yr (+$35/mo · 86.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,827
• − Mortgage interest: −$12,323
• − Property taxes: −$485
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$6,400
• Taxable loss: −$6,174
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-655/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 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

• 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

+120.9% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $220,000 SAMLS
• 2026-03-10 Price Changed $227,500 SAMLS
• 2026-02-19 Listed $232,000 SAMLS
• 2025-08-25 Sold (MLS) $171,000 SAMLS
• 2025-06-06 Pending — SAMLS
• 2025-05-24 Listed $175,000 SAMLS
• 2016-03-28 Sold (MLS) $92,000 SAMLS
• 2015-09-23 Listed $99,600 SAMLS

Property tax history

+3.1%/yr

Latest (2025): $485 · -1.2% YoY. Source: county tax records.