1526 Forrester Rd · Dothan, AL 36301

$92,000

2 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 25 Days on market

Built 1956 0.51 ac lot Est $177k · 48% under

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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 +15.0/15.0
• 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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a large lot with peaceful views of a beautiful pond across the street, this charming 2-bedroom, 1-bath home offers a relaxing setting and great value opportunity. Enjoy quiet mornings from the inviting front porch or unwind in the screened-in back porch overlooking the spacious yard. Inside, the home features two separate living areas providing flexible space for entertaining, a home office, or additional family room. The large kitchen offers plenty of room for cooking and gathering. With its comfortable layout, scenic surroundings, and affordable value, this property is full of potential for a homeowner or investor alike.

Key facts

• Spacious yard
• Large lot
• Large kitchen

Tags

• LARGE LOT
• SCREENED IN BACK PORCH
• TWO SEPARATE LIVING AREAS
• LARGE KITCHEN
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Other sewer
• Home design: Single-family residence; One level
• Construction: Other construction materials
• Exterior features: Covered, screened patio/porch; Waterfront lot

Interior

• Kitchen: Oven; Cooktop; Range; Refrigerator; Self-cleaning oven; Electric water heater
• Flooring: Other
• Bathrooms: 1 full bathroom
• Interior features: Storage; Eat-in kitchen; Aluminum-framed windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Beverlye Intermediate School (math 6% / reading 25%, grade F, #503 of 627 statewide, top 80%, 388 students, 90% 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 79% FRL vs 59% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 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 $636 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $90,620 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.52%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $176,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Okeechobee Dr	0.73mi	3/2.0 (+1)	1,399 (+4%)	11mo	$185,000	$132	41

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: 22.8%
• Equity multiple: 1.93×
• Total profit: $24,070
• Equity at exit: $13,717

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $71,106
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $612

Break-even live

Break-even rent $725

Max offer price $92,000

Occupancy floor 54%

Sensitivity live

Price	-10% $664	-5% $638	+0% $612	+5% $586	+10% $560
Rent	-10% $494	-5% $553	+0% $612	+5% $671	+10% $731
Rate	-1.0pp $659	-0.5pp $636	base $612	+0.5pp $588	+1.0pp $564

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 St Lawrence Dr Dothan, AL	2.0	2.0	1580	$1,500	$0.95	45d	1	1.18mi

Listing history 20 events

1. 2026-06-21
   days on market $92,000 Active 25 DOM
2. 2026-06-19
   days on market $92,000 Active 23 DOM
3. 2026-06-18
   days on market $92,000 Active 22 DOM
4. 2026-06-17
   days on market $92,000 Active 21 DOM
5. 2026-06-17
   price $92,000 Active 20 DOM
6. 2026-06-16
   days on market $96,900 Active 20 DOM
7. 2026-06-15
   days on market $96,900 Active 19 DOM
8. 2026-06-14
   days on market $96,900 Active 17 DOM
9. 2026-06-12
   pricedays on market $96,900 Active 16 DOM
10. 2026-06-09
    days on market $99,900 Active 13 DOM
11. 2026-06-08
    days on market $99,900 Active 12 DOM
12. 2026-06-07
    days on market $99,900 Active 11 DOM
13. 2026-06-05
    days on market $99,900 Active 8 DOM
14. 2026-06-03
    days on market $99,900 Active 7 DOM
15. 2026-06-03
    price $99,900 Active 6 DOM
16. 2026-06-02
    days on market $109,900 Active 6 DOM
17. 2026-06-01
    days on market $109,900 Active 5 DOM
18. 2026-05-31
    days on market $109,900 Active 4 DOM
19. 2026-05-30
    days on market $109,900 Active 3 DOM
20. 2026-05-27
    listed $109,900 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: $624 · $52/mo
• Projected year-2 tax: $624 · $52/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$5,153
• − Property taxes: −$624
• − Insurance: −$460
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,676
• Taxable income: $6,207
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $5,857/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

1 event — show timeline

• 2026-05-27 Listed $109,900 SAMLS

Property tax history

+8.2%/yr

Latest (2025): $624 · +5.1% YoY. Source: county tax records.