214 Montana St · Dothan, AL 36303

$61,500

2 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 38 Days on market

Built 1947 Est $74k · 17% under

---

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 MLS

Great investment property. Property has a 1 bd 1 ba house located out back with utilities connected. Added bonus of a sunroom, playroom, or eatin dining room that leads out to a nice back yard with covered carport for parking. HURRY THIS WONT LAST LONG!!

Key facts

• Established area
• Newer roof
• New hot water heater

Tags

• MULTI FAMILY USE
• ESTABLISHED AREA
• CARPORT AT REAR ENTRY
• NEW WINDOWS THROUGHOUT
• NEWER ROOF
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 11 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 $425 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $62k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $59,655 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1947 — 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: 1.59% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $73,780
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Westmead St A & B St	0.41mi	2/2.0	1,102 (+5%)	0mo	$20,000	$18	69
1107 W Burdeshaw St	0.36mi	2/1.0	1,044 (-1%)	22mo	$91,000	$87	64
1018 Linden St	0.60mi	3/1.0 (+1)	1,000 (-5%)	2mo	$15,000	$15	57
319 Headland Ave	0.67mi	2/2.0	1,071 (+2%)	6mo	$75,000	$70	56
601 Langley Dr	0.64mi	2/1.0	1,035 (-2%)	14mo	$74,500	$72	56
706 N Herring St	0.56mi	2/1.0	912 (-14%)	2mo	$32,000	$35	50
613 Virginia Dr	0.74mi	3/1.0 (+1)	1,053 (-0%)	19mo	$129,900	$123	45
603 S Edgewood Dr	0.45mi	3/1.0 (+1)	1,190 (+13%)	22mo	$80,000	$67	34

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: 21.9%
• Equity multiple: 1.90×
• Total profit: $15,458
• Equity at exit: $9,170

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $46,150
• Equity at exit: $5,317

Cash invested: $17,220 (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: 5.2×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$323
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $399

Break-even live

Break-even rent $472

Max offer price $61,500

Occupancy floor 54%

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: $15,375
• Closing costs: $1,845
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	44d	1	0.48mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	44d	1	0.48mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	44d	4	0.48mi
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	44d	1	0.58mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	0.68mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	44d	1	0.72mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	44d	1	0.81mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	44d	1	0.85mi
607 E Newton St Dothan, AL	1.0	1.0	800	$595	$0.74	44d	1	0.94mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	44d	1	1.27mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	44d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $61,500 Active 38 DOM
2. 2026-06-18
   days on market $61,500 Active 37 DOM
3. 2026-06-17
   days on market $61,500 Active 36 DOM
4. 2026-06-16
   pricedays on market $61,500 Active 35 DOM
5. 2026-06-15
   days on market $74,900 Active 34 DOM
6. 2026-06-14
   days on market $74,900 Active 32 DOM
7. 2026-06-12
   days on market $74,900 Active 31 DOM
8. 2026-06-09
   days on market $74,900 Active 28 DOM
9. 2026-06-08
   days on market $74,900 Active 27 DOM
10. 2026-06-07
    days on market $74,900 Active 26 DOM
11. 2026-06-05
    days on market $74,900 Active 23 DOM
12. 2026-06-03
    days on market $74,900 Active 22 DOM
13. 2026-06-02
    days on market $74,900 Active 21 DOM
14. 2026-06-01
    days on market $74,900 Active 20 DOM
15. 2026-05-31
    days on market $74,900 Active 19 DOM
16. 2026-05-30
    days on market $74,900 Active 18 DOM
17. 2026-05-13
    price $74,900 1081-char remark
18. 2026-05-12
    listed $81,200 Active 1081-char remark
19. 2023-11-21
    soldstatus $36,000 Closed 254-char remark

    Show marketing remark (254 chars)

    Great investment property. Property has a 1 bd 1 ba house located out back with utilities connected. Added bonus of a sunroom, playroom, or eatin dining room that leads out to a nice back yard with covered carport for parking. HURRY THIS WONT LAST LONG!!

20. 2023-11-08
    historical Active Under Contract 254-char remark

    Show marketing remark (254 chars)

    Great investment property. Property has a 1 bd 1 ba house located out back with utilities connected. Added bonus of a sunroom, playroom, or eatin dining room that leads out to a nice back yard with covered carport for parking. HURRY THIS WONT LAST LONG!!

21. 2023-11-01
    price $40,000 254-char remark

    Show marketing remark (254 chars)

    Great investment property. Property has a 1 bd 1 ba house located out back with utilities connected. Added bonus of a sunroom, playroom, or eatin dining room that leads out to a nice back yard with covered carport for parking. HURRY THIS WONT LAST LONG!!

22. 2023-09-29
    listed $45,000 Active 254-char remark

    Show marketing remark (254 chars)

    Great investment property. Property has a 1 bd 1 ba house located out back with utilities connected. Added bonus of a sunroom, playroom, or eatin dining room that leads out to a nice back yard with covered carport for parking. HURRY THIS WONT LAST LONG!!

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $293 · $24/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: $11,727
• − Mortgage interest: −$3,445
• − Property taxes: −$293
• − Insurance: −$308
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,789
• Taxable income: $4,016
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,830/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

+36.7% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $61,500 FSBO.com
• 2026-05-13 Price Changed $74,900 FSBO.com
• 2026-05-12 Listed $81,200 FSBO.com
• 2023-11-21 Sold (MLS) $36,000 SAMLS
• 2023-11-08 Contingent — SAMLS
• 2023-11-01 Price Changed $40,000 SAMLS
• 2023-09-29 Listed $45,000 SAMLS

Property tax history

+19.1%/yr

Latest (2025): $293 · +4.9% YoY. Source: county tax records.