1304 Jonathan St · Dothan, AL 36301

$95,000

3 bd · 1.5 ba · 1,064 sqft · SingleFamily public records · 180 Days on market

Built 1956 9,583 sqft lot $89/sqft · 14% below area Est $111k · 14% under

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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 +29.7/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

3-bedroom home with 1.5 bathrooms and a metal roof. Currently used as a rental property. Do not disturb tenants. Large living room at the front of the home, and laundry/utility room at the back of the house.

Key facts

• 9,583 sq ft lot
• Built 1956
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 410 active listings in the ZIP; 8 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $95k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.23% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.55%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $110,639
• List price: $95,000
• Delta: -14.14%
• 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
123 Hedstrom Dr	0.06mi	3/1.0	1,024 (-4%)	10mo	$109,500	$107	81
1201 Andrew St	0.17mi	3/1.0	1,058 (-1%)	16mo	$110,000	$104	76
315 Pleasant Rd	0.17mi	3/2.0	1,140 (+7%)	10mo	$102,000	$89	69
1001 Post Oak Dr	0.35mi	3/1.5	1,075 (+1%)	22mo	$107,500	$100	64
2205 Aberdeen Rd	0.59mi	3/2.0	1,080 (+2%)	7mo	$135,000	$125	62
1200 Cannon Rd	0.20mi	2/1.0 (-1)	923 (-13%)	5mo	$50,000	$54	57
318 Darlington Cir	0.23mi	3/2.0	1,200 (+13%)	12mo	$159,900	$133	56
402 Reid Dr	0.72mi	3/1.0	1,025 (-4%)	8mo	$76,900	$75	51
1205 Bradley Rd	0.28mi	3/1.0	950 (-11%)	21mo	$52,995	$56	50
1206 Bradley Rd	0.25mi	3/1.0	925 (-13%)	21mo	$52,995	$57	48
509 Lagrand Dr	0.40mi	3/2.0	1,215 (+14%)	10mo	$110,000	$91	47
311 Massee Dr	0.74mi	3/1.0	1,000 (-6%)	13mo	$69,166	$69	43

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,532
• Equity at exit: $14,165

10-year hold

• IRR: 15.7%
• Equity multiple: 2.27×
• Total profit: $33,833
• Equity at exit: $8,214

Cash invested: $26,600 (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 36301

• Home prices YoY: -24.9%
• Active inventory: 410
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$498
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $345

Break-even live

Break-even rent $730

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Jonathan St Dothan, AL	3.0	1.5	1318	$1,300	$0.99	43d	1	0.23mi
306 Mustang Dr Dothan, AL	3.0	1.0	1301	$1,050	$0.81	43d	1	0.38mi
1000 Fairlane Dr Dothan, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	0.49mi
1301 Alexander Dr Dothan, AL	1.0–2.0	1.0–1.5	833	$795	$0.95	43d	1	0.62mi
1581 E Selma St Aurora, AL	3.0	1.5	1426	$1,149	$0.81	43d	1	0.62mi
151 Radford Cir Dothan, AL	2.0	1.5	1171	$1,400	$1.20	43d	1	0.85mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	43d	1	1.11mi
2211 Shannondoah Dr Dothan, AL	3.0	2.0	1409	$1,450	$1.03	43d	1	1.14mi

Listing history 11 events

1. 2026-06-09
   days on market $95,000 Active 180 DOM
2. 2026-06-08
   days on market $95,000 Active 179 DOM
3. 2026-06-07
   days on market $95,000 Active 178 DOM
4. 2026-06-05
   days on market $95,000 Active 175 DOM
5. 2026-06-03
   days on market $95,000 Active 174 DOM
6. 2026-06-02
   days on market $95,000 Active 173 DOM
7. 2026-06-01
   days on market $95,000 Active 172 DOM
8. 2026-05-31
   days on market $95,000 Active 171 DOM
9. 2026-05-30
   days on market $95,000 Active 170 DOM
10. 2025-12-11
    listed $95,000 Active 207-char remark

    Show marketing remark (207 chars)

    3-bedroom home with 1.5 bathrooms and a metal roof. Currently used as a rental property. Do not disturb tenants. Large living room at the front of the home, and laundry/utility room at the back of the house.

11. 2019-12-06
    soldstatus $27,000 187-char remark

    Show marketing remark (187 chars)

    Calling ALL Investors! Looking for investors to buy properties as a package. * * * * Call me if you would like to purchase this home separate from the package. Qualify for CRA Program.

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $464 · $39/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 3/10 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,993
• − Mortgage interest: −$5,321
• − Property taxes: −$464
• − Insurance: −$475
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,764
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,482/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

+251.9% since first listed

2 events — show timeline

• 2025-12-11 Listed $95,000 SAMLS
• 2019-12-06 Sold (MLS) $27,000 SAMLS

Property tax history

+4.9%/yr

Latest (2025): $464 · +5.2% YoY. Source: county tax records.