282 Blake Dr · Dothan, AL 36350

$185,000

3 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 244 Days on market

Built 2005 0.34 ac lot $156/sqft · at area comps Est $184k · at est.

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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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• DSCR +4.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home! This charming 3-bedroom, 2 bath home offers an open floor plan with a renovated kitchen with stainless steel appliances. Enjoy a primary suite with a walk-in-closet and updated bathroom. Step outside to a large backyard perfect for entertaining, gardening or simply relaxing. With its blend of charm and comfort, this home is waiting for you. Schedule your showing today.

Key facts

• Open floor plan
• Large backyard
• Walk-in-closet

Tags

• OPEN FLOOR PLAN
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK-IN-CLOSET
• UPDATED BATHROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $52 ($629/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 $144k (22.4% below list).
• Recommended offer: $144k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,556 (22.4% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (median comp): $184,473
• List price: $185,000
• Delta: 0.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Elkwood	0.07mi	3/2.0	1,230 (+4%)	4mo	$203,000	$165	83
179 Dogwood St	0.22mi	3/1.5	1,150 (-3%)	2mo	$165,000	$143	82
282 Blake Dr	0.00mi	3/2.0	1,183 (0%)	20mo	$155,000	$131	80
274 Elkwood Dr	0.07mi	3/2.0	1,269 (+7%)	3mo	$204,000	$161	78
197 Dogwood St	0.22mi	3/2.0	1,050 (-11%)	1mo	$120,000	$114	66
146 Oakwood	0.15mi	3/2.0	1,230 (+4%)	21mo	$160,000	$130	65
337 County Road 56	0.47mi	3/2.0	1,303 (+10%)	15mo	$160,000	$123	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $103,996
• Equity at exit: $166,663

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $303,427
• Equity at exit: $359,414

Cash invested: $51,800 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $52

Break-even live

Break-even rent $1,369

Max offer price $185,000

Occupancy floor 91%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-15
   days on market $185,000 Active 244 DOM
2. 2026-06-14
   days on market $185,000 Active 242 DOM
3. 2026-06-12
   days on market $185,000 Active 241 DOM
4. 2026-06-09
   days on market $185,000 Active 238 DOM
5. 2026-06-08
   days on market $185,000 Active 237 DOM
6. 2026-06-07
   days on market $185,000 Active 236 DOM
7. 2026-06-05
   days on market $185,000 Active 233 DOM
8. 2026-06-03
   days on market $185,000 Active 232 DOM
9. 2026-06-02
   days on market $185,000 Active 231 DOM
10. 2026-06-01
    days on market $185,000 Active 230 DOM
11. 2026-05-31
    days on market $185,000 Active 229 DOM
12. 2026-05-30
    days on market $185,000 Active 228 DOM
13. 2026-04-09
    price $185,000 385-char remark

    Show marketing remark (385 chars)

    Welcome home! This charming 3-bedroom, 2 bath home offers an open floor plan with a renovated kitchen with stainless steel appliances. Enjoy a primary suite with a walk-in-closet and updated bathroom. Step outside to a large backyard perfect for entertaining, gardening or simply relaxing. With its blend of charm and comfort, this home is waiting for you. Schedule your showing today.

14. 2026-01-22
    price $190,000 385-char remark

    Show marketing remark (385 chars)

    Welcome home! This charming 3-bedroom, 2 bath home offers an open floor plan with a renovated kitchen with stainless steel appliances. Enjoy a primary suite with a walk-in-closet and updated bathroom. Step outside to a large backyard perfect for entertaining, gardening or simply relaxing. With its blend of charm and comfort, this home is waiting for you. Schedule your showing today.

15. 2025-10-25
    status Active 385-char remark

    Show marketing remark (385 chars)

    Welcome home! This charming 3-bedroom, 2 bath home offers an open floor plan with a renovated kitchen with stainless steel appliances. Enjoy a primary suite with a walk-in-closet and updated bathroom. Step outside to a large backyard perfect for entertaining, gardening or simply relaxing. With its blend of charm and comfort, this home is waiting for you. Schedule your showing today.

16. 2025-10-13
    listed $195,000 Active 385-char remark

    Show marketing remark (385 chars)

    Welcome home! This charming 3-bedroom, 2 bath home offers an open floor plan with a renovated kitchen with stainless steel appliances. Enjoy a primary suite with a walk-in-closet and updated bathroom. Step outside to a large backyard perfect for entertaining, gardening or simply relaxing. With its blend of charm and comfort, this home is waiting for you. Schedule your showing today.

17. 2024-11-19
    soldstatus $155,000
18. 2024-11-01
    soldstatus $155,000 Closed 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

19. 2024-10-07
    status Pending 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

20. 2024-09-29
    price $155,000 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

21. 2024-09-29
    status Active 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

22. 2024-09-09
    status Pending 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

23. 2024-09-03
    listed $152,900 Active 91-char remark

    Show marketing remark (91 chars)

    New Stove, Dishwasher , Refrigerator and Water heater, Carport and Storage building remain,

24. 2022-08-18
    soldstatus $140,000
25. 2022-08-12
    soldstatus $140,000 Closed
26. 2022-06-20
    listed $140,000
27. 2021-07-12
    soldstatus $124,000
28. 2021-07-06
    soldstatus $124,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$345/yr (+$29/mo · 83.6%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,227
• − Mortgage interest: −$10,363
• − Property taxes: −$413
• − Insurance: −$925
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$5,382
• Taxable loss: −$2,612
• Est. tax savings @ 24.0%: +$627
• After-tax cash flow: $1,256/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 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

• City population: 47,783
• Population (ZIP): 7,675

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.34%
• Current HPI: 219.7326
• 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

+49.2% since first listed

16 events — show timeline

• 2026-04-09 Price Changed $185,000 WBR
• 2026-01-22 Price Changed $190,000 WBR
• 2025-10-25 Relisted — WBR
• 2025-10-13 Listed $195,000 WBR
• 2024-11-19 Sold (Public Records) $155,000 Public Records
• 2024-11-01 Sold (MLS) $155,000 SAMLS
• 2024-10-07 Pending — SAMLS
• 2024-09-29 Price Changed $155,000 SAMLS
• 2024-09-29 Relisted — SAMLS
• 2024-09-09 Pending — SAMLS
• 2024-09-03 Listed $152,900 SAMLS
• 2022-08-18 Sold (Public Records) $140,000 Public Records
• 2022-08-12 Sold (MLS) $140,000 SAMLS
• 2022-06-20 Listed $140,000 SAMLS
• 2021-07-12 Sold (Public Records) $124,000 Public Records
• 2021-07-06 Sold (MLS) $124,000 SAMLS

Property tax history

+4.9%/yr

Latest (2025): $413 · +4.0% YoY. Source: county tax records.