305 Jeff St · Dothan, AL 36303

$27,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 34 Days on market

Built 1945 6,969 sqft lot $21/sqft · 68% below area ↓ 42% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Spacious older home featuring multiple living areas, large bedrooms, and a covered screened front porch. The property includes a large backyard with mature trees, chain-link fencing, and a storage shed. Interior features include an oversized bathroom with tub/shower combo, laundry area, and kitchen with ample cabinet space. Several rooms wood-style flooring, and decorative archways between living spaces. Exterior features include front and rear ramps, covered rear entry, and off-street parking. Property is being sold as-is.

Key facts

• Charm and privacy
• Spacious homesite
• 6,969 sq ft lot

Tags

• SPACIOUS HOMESITE
• INVITING LIVING SPACES
• CHARM AND PRIVACY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding
• Exterior features: Covered porch/patio

Interior

• Kitchen: Cooktop; Range hood; Refrigerator
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Interior features: Wood-framed windows; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.8% 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: Girard Intermediate School (math 2% / reading 20%, grade F, #560 of 627 statewide, top 90%, 321 students, 95% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Dothan City average; the district grade overstates school quality for this exact location.
• Market conditions: 233 active listings in the ZIP; 9 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 $187 of loan paydown is wiped out by about $810 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $26,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1945 — 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. 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?
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: 4.38% ✓
• Cap rate: 39.78%
• Cash-on-cash: 119.59%
• DSCR: 6.32
• GRM: 1.9

CMA / ARV

• ARV (median comp): $84,137
• List price: $27,000
• Delta: -67.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 W Powell St	0.40mi	3/1.0	1,260 (-2%)	5mo	$55,000	$44	73
607 Arlington Ave	0.59mi	4/1.0 (+1)	1,278 (-1%)	1mo	$55,000	$43	65
1307 Osceola St	0.36mi	3/1.5	1,392 (+8%)	8mo	$164,000	$118	62
610 Catalpa Ave	0.46mi	3/2.0	1,296 (+0%)	21mo	$61,148	$47	57
1304 W Powell St	0.40mi	3/2.0	1,360 (+5%)	14mo	$167,000	$123	56
507 W Newton St	0.38mi	3/1.5	1,357 (+5%)	20mo	$120,000	$88	55
603 S Edgewood Dr	0.56mi	3/1.0	1,190 (-8%)	22mo	$80,000	$67	43
706 Westmead St A & B St	0.58mi	2/2.0 (-1)	1,102 (-15%)	0mo	$20,000	$18	39
706 S Edgewood Dr	0.67mi	3/1.0	1,448 (+12%)	20mo	$60,000	$41	32

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: —
• Equity multiple: 6.77×
• Total profit: $43,626
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 14.21×
• Total profit: $99,839
• Equity at exit: $2,334

Cash invested: $7,560 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$142
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $753

Break-even live

Break-even rent $230

Max offer price $27,000

Occupancy floor 31%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.38mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	0.55mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	43d	1	0.56mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	43d	1	0.64mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	43d	1	0.90mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	1.03mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	43d	1	1.34mi
803 E Adams St Dothan, AL	4.0	2.0	1564	$1,350	$0.86	43d	1	1.35mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	43d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $27,000 Active 34 DOM
2. 2026-06-18
   days on market $27,000 Active 33 DOM
3. 2026-06-17
   days on market $27,000 Active 32 DOM
4. 2026-06-16
   pricedays on market $27,000 Active 31 DOM
5. 2026-06-15
   days on market $29,900 Active 30 DOM
6. 2026-06-14
   days on market $29,900 Active 28 DOM
7. 2026-06-12
   pricedays on market $29,900 Active 27 DOM
8. 2026-06-09
   days on market $34,900 Active 24 DOM
9. 2026-06-08
   days on market $34,900 Active 23 DOM
10. 2026-06-07
    days on market $34,900 Active 22 DOM
11. 2026-06-05
    days on market $34,900 Active 19 DOM
12. 2026-06-03
    pricedays on market $34,900 Active 18 DOM
13. 2026-06-03
    price $39,900 Active 17 DOM
14. 2026-06-02
    days on market $44,900 Active 17 DOM
15. 2026-06-01
    days on market $44,900 Active 16 DOM
16. 2026-05-31
    days on market $44,900 Active 15 DOM
17. 2026-05-30
    days on market $44,900 Active 14 DOM
18. 2026-05-15
    listed $46,800 Active 781-char remark

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $347 · $29/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: $14,205
• − Mortgage interest: −$1,512
• − Property taxes: −$347
• − Insurance: −$135
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$785
• Taxable income: $9,153
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $6,844/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

-42.3% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $27,000 SAMLS
• 2026-06-09 Price Changed $29,900 SAMLS
• 2026-06-03 Price Changed $34,900 SAMLS
• 2026-06-02 Price Changed $39,900 SAMLS
• 2026-05-20 Relisted — SAMLS
• 2026-05-20 Price Changed $44,900 SAMLS
• 2026-05-15 Listed $46,800 SAMLS

Property tax history

+6.3%/yr

Latest (2025): $347 · +3.0% YoY. Source: county tax records.