502 Pinecrest Dr · Dothan, AL 36301

$175,000

3 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 32 Days on market

Built 1972 0.65 ac lot Est $171k · at est.

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +6.5/15.0
• 1% rule +5.1/10.0
• 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

Nice brick home in Well established neighborhood Pinecrest Subdivision. Home features large family room with Gas fireplace, as well as eat in Kitchen. New Carpet throughout Out back large covered carport. With a Kids Playhouse and a storage building. Over 1/2 acre lot fenced in for the kids to play. Fenced back yard as well as side yard. View this one today!

Key facts

• Fenced back yard
• 1/2 acre lot
• Covered carport

Tags

• BRICK HOME
• GAS FIREPLACE
• EAT IN KITCHEN
• COVERED CARPORT
• 1/2 ACRE LOT
• FENCED BACK YARD

Property features AI

Exterior

• Parking: Attached carport; Has attached garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick construction
• Exterior features: Covered patio/porch; Storage structure on property; On waterfront

Interior

• Kitchen: Freezer; Range; Range hood; Refrigerator
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; Aluminum framed windows; Gas fireplace in the family room
• Laundry & utility: Indoor laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 410 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $5k 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 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: major flood risk; 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1972 — 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: 1.01% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $171,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Highland St	0.46mi	3/2.0	1,630 (-1%)	10mo	$170,000	$104	68
705 Dexter St	0.41mi	3/2.0	1,564 (-5%)	10mo	$95,500	$61	64
400 Massee Dr	0.61mi	3/2.0	1,639 (-0%)	9mo	$115,000	$70	64
802 Circleview Dr	0.72mi	3/2.0	1,662 (+1%)	2mo	$195,000	$117	63
404 Moss St	0.21mi	2/1.0 (-1)	1,766 (+7%)	13mo	$140,000	$79	58
502 Massee Dr	0.55mi	3/2.5	1,674 (+2%)	14mo	$149,000	$89	58
685 Hodgesville Rd	0.44mi	3/2.0	1,780 (+8%)	12mo	$205,000	$115	56
685 Hodgesville Rd	0.44mi	3/2.0	1,780 (+8%)	12mo	$205,000	$115	56
106 Hillman St	0.54mi	4/1.5 (+1)	1,690 (+3%)	14mo	$85,000	$50	52
902 Moss St	0.55mi	3/2.0	1,491 (-10%)	11mo	$145,500	$98	49
411 Kentworth Dr	0.51mi	4/2.0 (+1)	1,789 (+9%)	10mo	$200,000	$112	48
1214 Seneca Dr	0.67mi	3/2.0	1,437 (-13%)	7mo	$171,000	$119	42

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,616
• Equity at exit: $26,093

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $19,900
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$918
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $327

Break-even live

Break-even rent $1,345

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Trillium Cir Dothan, AL	1.0–3.0	1.0–2.0	958	$1,290	$1.35	44d	15	0.44mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	44d	1	0.55mi
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	44d	1	1.07mi
2918 Third Ave Dothan, AL	3.0	2.0	1504	$1,400	$0.93	44d	1	1.23mi
2211 Shannondoah Dr Dothan, AL	3.0	2.0	1409	$1,450	$1.03	44d	1	1.24mi
131 Hedstrom Dr Greenwood, AL	3.0	2.0	1526	$1,400	$0.92	44d	1	1.41mi

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 32 DOM
2. 2026-06-18
   days on market $175,000 Active 31 DOM
3. 2026-06-17
   days on market $175,000 Active 30 DOM
4. 2026-06-16
   days on market $175,000 Active 29 DOM
5. 2026-06-15
   days on market $175,000 Active 28 DOM
6. 2026-06-14
   days on market $175,000 Active 26 DOM
7. 2026-06-12
   days on market $175,000 Active 25 DOM
8. 2026-06-09
   days on market $175,000 Active 22 DOM
9. 2026-06-08
   days on market $175,000 Active 21 DOM
10. 2026-06-07
    days on market $175,000 Active 20 DOM
11. 2026-06-05
    days on market $175,000 Active 17 DOM
12. 2026-06-03
    days on market $175,000 Active 16 DOM
13. 2026-06-02
    days on market $175,000 Active 15 DOM
14. 2026-06-01
    days on market $175,000 Active 14 DOM
15. 2026-05-31
    days on market $175,000 Active 13 DOM
16. 2026-05-30
    days on market $175,000 Active 12 DOM
17. 2026-05-18
    listed $175,000 Active
18. 2022-12-12
    listed $170,000 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: $866 · $72/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $21,106
• − Mortgage interest: −$9,803
• − Property taxes: −$866
• − Insurance: −$875
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,091
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,657/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

+2.9% since first listed

2 events — show timeline

• 2026-05-18 Listed $175,000 SAMLS
• 2022-12-12 Listed $170,000 SAMLS

Property tax history

+3.1%/yr

Latest (2025): $866 · +6.7% YoY. Source: county tax records.