1096 Fountain St · Dothan, AL 36303

$79,500

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 111 Days on market

Built 1957 8,712 sqft lot $68/sqft · 55% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Investors!! Looking for a great rental opportunity? This 3 bedroom, 2 bath home has a long term tenant already in place. This is a great property for anyone looking to start their investment portfolio or grow what they currently have. Currently brings in $800 a month. Property is part of an investment portfolio that includes the following properties: MLS#210060 and MLS#210061

Key facts

• 8,712 sq ft lot
• Built 1957
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 8 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $67k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $52,234
• List price: $79,500
• Delta: 52.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Ruth St	0.32mi	3/2.0	1,155 (-1%)	6mo	$119,500	$103	78
104 Hardy St	0.15mi	2/1.0 (-1)	1,200 (+3%)	6mo	$37,700	$31	75
1023 Fir St	0.15mi	3/2.0	1,296 (+11%)	16mo	$72,000	$56	62
201 Ruth St	0.29mi	2/1.0 (-1)	1,215 (+4%)	11mo	$30,000	$25	62
201 Ruth St	0.29mi	2/1.0 (-1)	1,215 (+4%)	11mo	$30,000	$25	62
1106 N Cherry St	0.38mi	3/1.5	1,212 (+4%)	16mo	$54,000	$45	61
319 Headland Ave	0.37mi	2/2.0 (-1)	1,071 (-8%)	6mo	$75,000	$70	58
303 Beulah St	0.58mi	3/1.5	1,092 (-7%)	4mo	$54,000	$49	56
507 Beulah St	0.49mi	3/1.0	1,100 (-6%)	13mo	$35,000	$32	52
1018 Linden St	0.47mi	3/1.0	1,000 (-14%)	2mo	$15,000	$15	48
503 W Powell St	0.68mi	3/1.0	1,260 (+8%)	5mo	$55,000	$44	47
307 Mallon St	0.54mi	2/1.0 (-1)	1,040 (-11%)	8mo	$64,000	$62	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: 13.5%
• Equity multiple: 1.54×
• Total profit: $12,025
• Equity at exit: $11,854

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $42,481
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$417
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $391

Break-even live

Break-even rent $615

Max offer price $79,500

Occupancy floor 60%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	43d	1	0.88mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	43d	1	1.03mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	1.18mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	43d	1	1.34mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	43d	1	1.35mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	43d	1	1.35mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	1.41mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	43d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $79,500 Active 111 DOM
2. 2026-06-18
   days on market $79,500 Active 110 DOM
3. 2026-06-17
   days on market $79,500 Active 109 DOM
4. 2026-06-16
   days on market $79,500 Active 108 DOM
5. 2026-06-15
   days on market $79,500 Active 107 DOM
6. 2026-06-14
   days on market $79,500 Active 105 DOM
7. 2026-06-12
   days on market $79,500 Active 104 DOM
8. 2026-06-09
   days on market $79,500 Active 101 DOM
9. 2026-06-08
   days on market $79,500 Active 100 DOM
10. 2026-06-07
    days on market $79,500 Active 99 DOM
11. 2026-06-05
    days on market $79,500 Active 96 DOM
12. 2026-06-03
    days on market $79,500 Active 95 DOM
13. 2026-06-02
    days on market $79,500 Active 94 DOM
14. 2026-06-01
    days on market $79,500 Active 93 DOM
15. 2026-05-31
    days on market $79,500 Active 92 DOM
16. 2026-05-30
    days on market $79,500 Active 91 DOM
17. 2026-02-28
    listed $79,500 Active 379-char remark

    Show marketing remark (379 chars)

    Investors!! Looking for a great rental opportunity? This 3 bedroom, 2 bath home has a long term tenant already in place. This is a great property for anyone looking to start their investment portfolio or grow what they currently have. Currently brings in $800 a month. Property is part of an investment portfolio that includes the following properties: MLS#210060 and MLS#210061

18. 2026-01-07
    historical $800
19. 2025-12-07
    listed $800
20. 2024-08-14
    soldstatus $67,000 Closed 572-char remark

    Show marketing remark (572 chars)

    Calling all investors! This charming three-bedroom, two-bathroom home is a prime investment opportunity, generating $750 a month in rental income. This property is perfect for those looking to expand their investment portfolio or start their real estate journey. With solid rental income potential, this home offers a great return on investment. Don't miss out on this lucrative opportunity to own a profitable rental property that practically pays for itself. Act fast and secure this promising investment before it's gone! Current renter signed 12 month lease June 2024

21. 2024-07-14
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    Calling all investors! This charming three-bedroom, two-bathroom home is a prime investment opportunity, generating $750 a month in rental income. This property is perfect for those looking to expand their investment portfolio or start their real estate journey. With solid rental income potential, this home offers a great return on investment. Don't miss out on this lucrative opportunity to own a profitable rental property that practically pays for itself. Act fast and secure this promising investment before it's gone! Current renter signed 12 month lease June 2024

22. 2024-07-11
    listed $69,900 Active 572-char remark

    Show marketing remark (572 chars)

    Calling all investors! This charming three-bedroom, two-bathroom home is a prime investment opportunity, generating $750 a month in rental income. This property is perfect for those looking to expand their investment portfolio or start their real estate journey. With solid rental income potential, this home offers a great return on investment. Don't miss out on this lucrative opportunity to own a profitable rental property that practically pays for itself. Act fast and secure this promising investment before it's gone! Current renter signed 12 month lease June 2024

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $433 · $36/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 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: $13,330
• − Mortgage interest: −$4,453
• − Property taxes: −$433
• − Insurance: −$398
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,313
• Taxable income: $3,600
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $3,833/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
• 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

+13.7% since first listed

6 events — show timeline

• 2026-02-28 Listed $79,500 SAMLS
• 2026-01-07 Rental Removed $800 TURBOTENANT
• 2025-12-07 Listed for Rent $800 TURBOTENANT
• 2024-08-14 Sold (MLS) $67,000 SAMLS
• 2024-07-14 Contingent — SAMLS
• 2024-07-11 Listed $69,900 SAMLS

Property tax history

+6.7%/yr

Latest (2025): $433 · +19.9% YoY. Source: county tax records.