208 Petunia Dr · Taylor, AL 36301

$184,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 5 Days on market

Built 1994 0.27 ac lot $148/sqft · 25% above area Est $177k · at est.

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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 +13.0/30.0
• ARV discount +5.6/15.0
• DSCR +3.9/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 bath single family home. The backyard is fenced, has a storage shed, and a large wooden deck. The home also has an insulated single car garage with a mini-split heat and AC unit in the garage. Minutes from shopping and dining on the west side of Dothan.

Key facts

• Large wooden deck
• Backyard fenced
• Storage shed

Tags

• BACKYARD FENCED
• STORAGE SHED
• LARGE WOODEN DECK
• INSULATED SINGLE CAR GARAGE
• MINI-SPLIT HEAT AND AC UNIT

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Deck; Covered porch; On waterfront; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fan(s); Walk-in closet(s); Eat-in kitchen; Double-pane windows; Smoke detector(s)
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (26.2% below list).
• Recommended offer: $136k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#123 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rehobeth Elementary School (math 51% / reading 69%, grade B-, #61 of 627 statewide, top 10%, 1,174 students, 58% FRL); Rehobeth Middle School (math 22% / reading 54%, grade F, #69 of 257 statewide, top 27%, 626 students, 58% FRL); Rehobeth High School (math 32% / reading 27%, grade F, #70 of 305 statewide, top 27%, 788 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 412 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $135,746 (26.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (median comp): $176,654
• List price: $184,000
• Delta: 4.16%
• 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
216 Petunia Dr	0.06mi	3/2.0	1,259 (+1%)	6mo	$159,000	$126	90
307 Caladium Rd	0.16mi	3/2.0	1,225 (-1%)	6mo	$182,000	$149	85
215 Landview Dr	0.06mi	3/2.0	1,304 (+5%)	5mo	$195,000	$150	85
205 Petunia	0.04mi	4/2.0 (+1)	1,320 (+6%)	2mo	$190,000	$144	81
202 Begonia Dr	0.08mi	3/2.0	1,297 (+4%)	17mo	$183,000	$141	75
823 Landview	0.20mi	4/2.0 (+1)	1,350 (+9%)	2mo	$147,000	$109	69
101 Caladium Rd	0.10mi	2/2.0 (-1)	1,325 (+7%)	13mo	$137,500	$104	68
211 Landview Dr	0.04mi	3/2.0	1,419 (+14%)	13mo	$170,000	$120	64
102 Holiday	0.75mi	3/2.0	1,304 (+5%)	1mo	$130,000	$100	56
5924 Henry Mouring Rd	0.54mi	3/1.5	1,375 (+11%)	1mo	$190,000	$138	54
100 Periwinkle Ct	0.72mi	3/2.0	1,204 (-3%)	11mo	$173,500	$144	52
105 Periwinkle Ct	0.68mi	3/2.0	1,427 (+15%)	2mo	$183,800	$129	42

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-30,621
• Equity at exit: $27,435

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-27,964
• Equity at exit: $15,909

Cash invested: $51,520 (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 36301

• Home prices YoY: -24.9%
• Active inventory: 412
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-11

Break-even live

Break-even rent $1,372

Max offer price $182,031

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $41	+0% $-11	+5% $-63	+10% $-115
Rent	-10% $-118	-5% $-65	+0% $-11	+5% $42	+10% $96
Rate	-1.0pp $82	-0.5pp $36	base $-11	+0.5pp $-59	+1.0pp $-107

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 265-char remark
2. 2026-05-01
   listed $184,000 Active 265-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: $503 · $42/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: +$251/yr (+$21/mo · 49.8%)

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,290
• − Mortgage interest: −$10,307
• − Property taxes: −$503
• − Insurance: −$920
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$5,353
• Taxable loss: −$3,400
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $682/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Taylor

• Score: 65/100
• State rank: #123
• US rank: #12760

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, AL
• Population (ZIP): 38,627

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 0.55)
• 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

+2.7% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $189,000 SAMLS
• 2026-05-07 Pending — SAMLS
• 2026-05-01 Listed $184,000 SAMLS

Property tax history

+4.2%/yr

Latest (2025): $503 · +2.3% YoY. Source: county tax records.