1472 W W Selma St · Dothan, AL 36301

$59,900

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 44 Days on market

Built 1954 0.30 ac lot ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

Key facts

• 0.3 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 410 active listings in the ZIP; 7 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 $414 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1954 — 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: 1.77% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.28%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $123,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Glenwood St	0.12mi	3/1.0	1,184 (+2%)	5mo	$104,900	$89	87
1127 Normandale Dr	0.28mi	3/1.0	1,232 (+6%)	0mo	$130,000	$106	77
605 Mohican Ave	0.37mi	3/1.0	1,156 (-1%)	14mo	$115,000	$99	69
1125 Garden Ln	0.35mi	3/1.5	1,120 (-4%)	9mo	$132,000	$118	67
111 Saint Johns Dr	0.10mi	3/2.0	1,284 (+10%)	9mo	$149,900	$117	67
121 Saint Johns St	0.04mi	3/1.5	1,332 (+14%)	8mo	$85,000	$64	66
2003 Roebuck St	0.54mi	3/1.5	1,104 (-5%)	9mo	$129,700	$117	56
910 Agutha Dr	0.44mi	3/2.0	1,249 (+7%)	9mo	$149,000	$119	56
1100 Normandale Dr	0.29mi	3/2.0	1,008 (-14%)	13mo	$69,166	$69	49
618 Langley Dr	0.63mi	2/1.0 (-1)	1,100 (-6%)	11mo	$90,000	$82	47
1210 Decatur St	0.47mi	2/1.0 (-1)	1,005 (-14%)	10mo	$121,000	$120	42
601 Langley Dr	0.74mi	2/1.0 (-1)	1,035 (-11%)	14mo	$74,500	$72	30

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $19,031
• Equity at exit: $8,931

10-year hold

• IRR: 34.9%
• Equity multiple: 4.19×
• Total profit: $53,576
• Equity at exit: $5,179

Cash invested: $16,772 (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: 410
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$314
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $451

Break-even live

Break-even rent $491

Max offer price $59,900

Occupancy floor 53%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	44d	4	0.92mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	44d	1	1.00mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	44d	1	1.00mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	44d	1	1.01mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	1.22mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	44d	1	1.23mi
927 Honeysuckle Rd Dothan, AL	1.0–3.0	1.0–2.0	1050	$1,245	$1.19	44d	8	1.35mi

Listing history 23 events

1. 2026-06-17
   days on market $59,900 Active 44 DOM
2. 2026-06-16
   days on market $59,900 Active 43 DOM
3. 2026-06-15
   days on market $59,900 Active 42 DOM
4. 2026-06-14
   days on market $59,900 Active 40 DOM
5. 2026-06-12
   days on market $59,900 Active 39 DOM
6. 2026-06-09
   days on market $59,900 Active 36 DOM
7. 2026-06-08
   days on market $59,900 Active 35 DOM
8. 2026-06-07
   days on market $59,900 Active 34 DOM
9. 2026-06-05
   days on market $59,900 Active 31 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    days on market $59,900 Active 30 DOM
12. 2026-06-03
    price $59,900 Active 29 DOM
13. 2026-06-02
    days on market $66,900 Active 29 DOM
14. 2026-06-01
    days on market $66,900 Active 28 DOM
15. 2026-05-31
    pricestatusdays on market $66,900 Active 27 DOM
16. 2026-05-05
    status Pending 773-char remark

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

17. 2026-04-15
    status Pending
18. 2026-04-11
    price $67,900

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

19. 2026-04-11
    price $67,900 773-char remark

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

20. 2026-04-02
    price $69,900

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

21. 2026-04-02
    price $69,900 773-char remark

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

22. 2026-03-20
    listed $74,900 Active 773-char remark

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

23. 2026-03-20
    listed $74,900 Active

    Show marketing remark (773 chars)

    Positioned as an excellent investment opportunity, this 3-bedroom, 1-bath home offers immediate income with tenants already in place and a lease secured through October 2026. Whether you're expanding your portfolio or planning ahead for a future downsizing move, this property provides both flexibility and steady cash flow. Priced to sell, the home offers solid fundamentals with just minor cosmetic updates needed to maximize its full potential. Major components have already been addressed, including a roof approximately 5 years old and an HVAC system around 12 years old. Opportunities like this don’t last long—secure a reliable, income-producing property today and set yourself up for future returns. Schedule your private showing before it’s gone.

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/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 2/10 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: $12,748
• − Mortgage interest: −$3,355
• − Property taxes: −$588
• − Insurance: −$300
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,743
• Taxable income: $4,723
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,281/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
• City population: 47,783
• 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

-9.3% since first listed

8 events — show timeline

• 2026-05-05 Pending — WBR
• 2026-04-15 Pending — SAMLS
• 2026-04-11 Price Changed $67,900 SAMLS
• 2026-04-11 Price Changed $67,900 WBR
• 2026-04-02 Price Changed $69,900 SAMLS
• 2026-04-02 Price Changed $69,900 WBR
• 2026-03-20 Listed $74,900 SAMLS
• 2026-03-20 Listed $74,900 WBR

Property tax history

+4.7%/yr

Latest (2025): $588 · +2.9% YoY. Source: county tax records.