901 N Herring St · Dothan, AL 36303

$120,000

3 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 43 Days on market

Built 1950 0.33 ac lot $85/sqft · 20% below area Est $159k · 24% under

---

Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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

This recently remodeled home offers great value with updated finishes and a flexible floor plan. Featuring 3 bedrooms and 1 bathroom, the home has been refreshed with new flooring, fresh interior and exterior paint, new lighting, ceiling fans, new stainless steel appliances, and an updated bathroom. Inside, you'll find a kitchen and dining area with abundant storage, plus two separate living spaces that give you options for how you use the home. One living area includes a closet and could easily serve as a 4th bedroom, office, den, or bonus room. Additional features include a 1-car carport and a separate laundry/storage room located off the carport. With recent updates throughout and an aff

Key facts

• New lighting
• Updated finishes
• New flooring

Tags

• REMODELED HOME
• UPDATED FINISHES
• NEW FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• NEW LIGHTING

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Total 1 parking space
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level
• Construction: Residential construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fan(s); Double-pane windows
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (8.6% below list).
• Recommended offer: $110k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 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); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 6 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 $830 of loan paydown is wiped out by about $4k 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 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $120k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,629 (8.6% below list)

Questions for the listing agent

1. It's been on market 43 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 1950 — 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: 0.91% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $158,580
• List price: $120,000
• Delta: -24.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 Denton Rd	0.47mi	3/2.0	1,400 (-1%)	0mo	$500,000	$357	72
1307 Osceola St	0.37mi	3/1.5	1,392 (-2%)	8mo	$164,000	$118	71
1309 Sioux St	0.28mi	3/1.5	1,606 (+13%)	0mo	$185,000	$115	63
300 Sherwood Dr	0.43mi	3/2.0	1,456 (+3%)	14mo	$144,001	$99	60
408 Rebecca Ave	0.66mi	2/2.0 (-1)	1,395 (-2%)	3mo	$124,900	$90	55
1571 Denton Rd	0.55mi	3/2.0	1,350 (-5%)	11mo	$167,500	$124	53
1182 N N Park Ave	0.27mi	3/2.0	1,233 (-13%)	11mo	$189,700	$154	52
1304 W Powell St	0.54mi	3/2.0	1,360 (-4%)	14mo	$167,000	$123	52
1004 Northfield Cir	0.62mi	3/2.0	1,516 (+7%)	7mo	$197,000	$130	50
503 W Powell St	0.65mi	3/1.0	1,260 (-11%)	5mo	$55,000	$44	47
501 Sequoyah Dr	0.68mi	3/2.0	1,602 (+13%)	11mo	$170,000	$106	34
1106 N Pontiac Ave	0.73mi	2/2.5 (-1)	1,584 (+12%)	6mo	$175,000	$110	31

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,043
• Equity at exit: $17,892

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,216
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $148

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 81%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.15mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	43d	1	0.27mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	43d	1	0.79mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	1.03mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	43d	1	1.34mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	1.39mi

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 43 DOM
2. 2026-06-18
   days on market $120,000 Active 42 DOM
3. 2026-06-17
   days on market $120,000 Active 41 DOM
4. 2026-06-17
   price $120,000 Active 40 DOM
5. 2026-06-16
   days on market $129,900 Active 40 DOM
6. 2026-06-15
   days on market $129,900 Active 39 DOM
7. 2026-06-14
   days on market $129,900 Active 37 DOM
8. 2026-06-12
   days on market $129,900 Active 36 DOM
9. 2026-06-09
   days on market $129,900 Active 33 DOM
10. 2026-06-08
    days on market $129,900 Active 32 DOM
11. 2026-06-07
    pricedays on market $129,900 Active 31 DOM
12. 2026-06-05
    days on market $135,000 Active 28 DOM
13. 2026-06-03
    days on market $135,000 Active 27 DOM
14. 2026-06-02
    days on market $135,000 Active 26 DOM
15. 2026-06-01
    days on market $135,000 Active 25 DOM
16. 2026-05-31
    days on market $135,000 Active 24 DOM
17. 2026-05-30
    days on market $135,000 Active 23 DOM
18. 2026-05-07
    listed $140,000 Active
19. 2026-05-07
    listed $140,000 Active 827-char remark
20. 2026-01-21
    soldstatus $36,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$32/yr (+$3/mo · 6.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 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: $13,155
• − Mortgage interest: −$6,722
• − Property taxes: −$460
• − Insurance: −$600
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,491
• Taxable loss: −$222
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $1,835/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

+233.3% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $120,000 SAMLS
• 2026-06-06 Price Changed $129,900 SAMLS
• 2026-05-21 Price Changed $135,000 SAMLS
• 2026-05-07 Listed $140,000 SAMLS
• 2026-05-07 Listed $140,000 SAMLS
• 2026-01-21 Sold (Public Records) $36,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $460 · +2.9% YoY. Source: county tax records.