BUCKHEAD PALM B Plan · Dothan, AL 36301

$199,900

3 bd · 2.5 ba · 1,490 sqft · Townhouse · 302 Days on market

Excellent condition ↓ 7% since listing

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Our Buckhead community features two-story Townhomes in Dothan, Alabama. These townhomes offer 3-bedrooms, 2.5-bathrooms, and 1-car garage with over 1,400 square feet of living. When you enter the home, you'll be greeted by an open-concept first floor with a great room, dining area, and kitchen. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. Walking through the home, you can enter the 1-car garage near the kitchen. The first floor also features a powder room and outdoor patio looking out to your backyard. As we head up to the second floor, we are greeted to your right with the primary bedroom that features a bathroom as well as two additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. All of Buckhead Townhomes includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property. Pictures are representational only. Talk to us today to find out how you can make this Townhome your new home.

Key facts

• Quartz countertops
• Outdoor patio
• Garage

Tags

• OPEN-CONCEPT FIRST FLOOR
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS WALK-IN PANTRY
• OUTDOOR PATIO

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $216,879.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.8% below list).
• Recommended offer: $158k (20.8% 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.
• 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) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 538 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• This rent runs 39% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 302 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

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 $158,380 (20.8% 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 302 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.89%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $216,879
• List price: $199,900
• Delta: -7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Fawnfield Lane Unit 4	0.04mi	3/2.5	1,490 (0%)	3mo	$207,650	$139	96
117 Fawnfield Lane Unit 2	0.05mi	3/2.5	1,490 (0%)	3mo	$199,900	$134	95
117 Fawnfield Lane Unit 3	0.05mi	3/2.5	1,490 (0%)	4mo	$199,900	$134	94
267 Fawnfield Lane Unit 4	0.04mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
267 Fawnfield Lane Unit 2	0.04mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
267 Fawnfield Lane Unit 3	0.04mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
267 Fawnfield Lane Unit 6	0.05mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
267 Fawnfield Lane Unit 5	0.05mi	3/2.5	1,490 (0%)	7mo	$199,900	$134	92
267 Fawnfield Lane Unit 7	0.05mi	3/2.5	1,490 (0%)	7mo	$215,000	$144	92
312-4 Hidden Creek Cir	0.21mi	2/2.0 (-1)	1,547 (+4%)	6mo	$245,000	$158	72
302-1 Hidden Creek Cir	0.25mi	2/2.0 (-1)	1,401 (-6%)	2mo	$249,500	$178	69
304 Hidden Cir #2	0.25mi	2/2.0 (-1)	1,650 (+11%)	3mo	$263,000	$159	61

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: -24.6%
• Equity multiple: 0.16×
• Total profit: $-50,889
• Equity at exit: $32,337

10-year hold

• IRR: -20.2%
• Equity multiple: -0.06×
• Total profit: $-64,522
• Equity at exit: $18,752

Cash invested: $60,726 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $214,900 ($144/sqft)
• Median days on market: 3 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36301

• Home prices YoY: -24.9%
• Active inventory: 538
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,137
• Tax est. 1.5%: −$271 /mo · $3,253/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-248

Break-even live

Break-even rent $1,897

Max offer price $181,051

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-173	+0% $-248	+5% $-323	+10% $-397
Rent	-10% $-373	-5% $-310	+0% $-248	+5% $-185	+10% $-122
Rate	-1.0pp $-138	-0.5pp $-192	base $-248	+0.5pp $-304	+1.0pp $-361

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: $54,220
• Closing costs: $6,506
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hidden Creek Cir #1 Dothan, AL	2.0	2.0	1233	$1,450	$1.18	93d	1	0.23mi
31 Trillium Cir Dothan, AL	1.0–3.0	1.0–2.0	958	$1,290	$1.35	93d	15	1.09mi
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	93d	1	1.21mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	93d	1	1.36mi

Listing history 50 events

1. 2026-08-08
   days on market $199,900 Active 302 DOM
2. 2026-08-07
   days on market $199,900 Active 301 DOM
3. 2026-08-06
   days on market $199,900 Active 300 DOM
4. 2026-08-05
   days on market $199,900 Active 299 DOM
5. 2026-08-04
   days on market $199,900 Active 298 DOM
6. 2026-08-03
   days on market $199,900 Active 297 DOM
7. 2026-07-31
   days on market $199,900 Active 294 DOM
8. 2026-07-29
   days on market $199,900 Active 292 DOM
9. 2026-07-27
   days on market $199,900 Active 290 DOM
10. 2026-07-25
    days on market $199,900 Active 288 DOM
11. 2026-07-23
    days on market $199,900 Active 286 DOM
12. 2026-07-22
    days on market $199,900 Active 285 DOM
13. 2026-07-21
    days on market $199,900 Active 284 DOM
14. 2026-07-18
    days on market $199,900 Active 281 DOM
15. 2026-07-16
    days on market $199,900 Active 279 DOM
16. 2026-07-16
    days on market $199,900 Active 278 DOM
17. 2026-07-14
    days on market $199,900 Active 277 DOM
18. 2026-07-13
    days on market $199,900 Active 276 DOM
19. 2026-07-12
    days on market $199,900 Active 275 DOM
20. 2026-07-11
    days on market $199,900 Active 274 DOM
21. 2026-07-10
    days on market $199,900 Active 273 DOM
22. 2026-07-09
    days on market $199,900 Active 272 DOM
23. 2026-07-08
    days on market $199,900 Active 271 DOM
24. 2026-07-07
    days on market $199,900 Active 270 DOM
25. 2026-07-06
    days on market $199,900 Active 269 DOM
26. 2026-07-05
    days on market $199,900 Active 268 DOM
27. 2026-07-04
    days on market $199,900 Active 267 DOM
28. 2026-07-03
    days on market $199,900 Active 266 DOM
29. 2026-07-02
    days on market $199,900 Active 265 DOM
30. 2026-07-01
    days on market $199,900 Active 264 DOM
31. 2026-06-30
    days on market $199,900 Active 263 DOM
32. 2026-06-29
    days on market $199,900 Active 262 DOM
33. 2026-06-28
    days on market $199,900 Active 261 DOM
34. 2026-06-28
    days on market $199,900 Active 260 DOM
35. 2026-06-27
    days on market $199,900 Active 259 DOM
36. 2026-06-26
    days on market $199,900 Active 258 DOM
37. 2026-06-22
    days on market $199,900 Active 255 DOM
38. 2026-06-21
    days on market $199,900 Active 254 DOM
39. 2026-06-19
    days on market $199,900 Active 252 DOM
40. 2026-06-18
    days on market $199,900 Active 251 DOM
41. 2026-06-17
    days on market $199,900 Active 250 DOM
42. 2026-06-16
    days on market $199,900 Active 249 DOM
43. 2026-06-15
    days on market $199,900 Active 248 DOM
44. 2026-06-14
    days on market $199,900 Active 246 DOM
45. 2026-06-12
    days on market $199,900 Active 245 DOM
46. 2026-06-09
    days on market $199,900 Active 242 DOM
47. 2026-06-08
    days on market $199,900 Active 241 DOM
48. 2026-06-07
    days on market $199,900 Active 240 DOM
49. 2026-06-05
    days on market $199,900 Active 237 DOM
50. 2026-06-03
    days on market $199,900 Active 236 DOM

ⓘ 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 4/10 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: $19,006
• − Mortgage interest: −$12,149
• − Property taxes: −$3,253
• − Insurance: −$1,084
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$6,309
• Taxable loss: −$6,831
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $-1,332/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 · 12 photos

Excellent 95/100 None rehab

This Buckhead Palm B Plan townhouse in Dothan, Alabama is in excellent condition with no visible repairs needed. It offers a spacious kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and would benefit from some landscaping and painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make the home look new ↑
• Both Lighting — Improved lighting can make the home more inviting ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Selma Street Elementary School F AL #431/627 Nat'l #31,702/41,679 High Carver 9th Grade Academy

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

C Composite livability gradescore 64/100

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 · 110,280 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 38,627
• Household income: $49,124
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-7.0% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $199,900 Zillow
• 2025-10-10 Listed $214,900 Zillow