206 Helen St · Dothan, AL 36301

$114,800

3 bd · 1.0 ba · 1,814 sqft · SingleFamily public records · 162 Days on market

Built 1955 0.33 ac lot $63/sqft · 14% above area Est $101k · 14% over ↓ 8% since listing

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

Key facts

• Separate dining room
• Large picture window
• Bonus room

Tags

• PRIVATE ENSUITE BATH
• BONUS ROOM
• SEPARATE DINING ROOM
• ORIGINAL HARDWOOD FLOORING
• COZY FIREPLACE
• LARGE PICTURE WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $794 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.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $101,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1955 — 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. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $101,099
• List price: $114,800
• Delta: 13.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 W Selma St	0.36mi	3/2.0	1,825 (+1%)	1mo	$170,000	$93	77
1203 S Bell St	0.15mi	4/2.0 (+1)	1,875 (+3%)	12mo	$113,000	$60	68
111 Helen St	0.09mi	4/1.5 (+1)	1,571 (-13%)	9mo	$89,900	$57	60
308 Pearce St	0.45mi	3/2.0	1,713 (-6%)	9mo	$63,000	$37	58
1300 S Edgewood Dr	0.68mi	3/1.5	1,859 (+2%)	8mo	$92,000	$49	56
404 Moss St	0.60mi	2/1.0 (-1)	1,766 (-3%)	13mo	$140,000	$79	52
308 Lakeview Dr	0.70mi	4/2.5 (+1)	1,818 (+0%)	6mo	$179,500	$99	51
959 S Saint Andrews St	0.57mi	3/2.0	2,029 (+12%)	2mo	$50,000	$25	48
1300 S Edgewood Dr	0.68mi	3/1.5	1,952 (+8%)	8mo	$92,000	$47	47
1109 Sumter St	0.58mi	3/1.5	1,645 (-9%)	10mo	$164,900	$100	47
502 Chandler St	0.57mi	3/2.0	2,017 (+11%)	8mo	$158,000	$78	44
400 Massee Dr	0.70mi	3/2.0	1,639 (-10%)	9mo	$115,000	$70	40

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,003
• Equity at exit: $17,117

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $15,234
• Equity at exit: $9,926

Cash invested: $32,144 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$602
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $230

Break-even live

Break-even rent $909

Max offer price $114,800

Occupancy floor 76%

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: $28,700
• Closing costs: $3,444
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	43d	1	0.86mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	43d	1	1.01mi
1000 Fairlane Dr Dothan, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.27mi
1009 Jonathan St Dothan, AL	3.0	1.5	1318	$1,300	$0.99	43d	1	1.29mi
131 Hedstrom Dr Greenwood, AL	3.0	2.0	1526	$1,400	$0.92	43d	1	1.29mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	1.30mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	43d	1	1.37mi
306 Mustang Dr Dothan, AL	3.0	1.0	1301	$1,050	$0.81	43d	1	1.41mi

Listing history 26 events

1. 2026-06-19
   days on market $114,800 Active 162 DOM
2. 2026-06-18
   days on market $114,800 Active 161 DOM
3. 2026-06-17
   days on market $114,800 Active 160 DOM
4. 2026-06-16
   days on market $114,800 Active 159 DOM
5. 2026-06-15
   days on market $114,800 Active 158 DOM
6. 2026-06-14
   days on market $114,800 Active 156 DOM
7. 2026-06-12
   days on market $114,800 Active 155 DOM
8. 2026-06-09
   days on market $114,800 Active 152 DOM
9. 2026-06-08
   days on market $114,800 Active 151 DOM
10. 2026-06-07
    days on market $114,800 Active 150 DOM
11. 2026-06-05
    days on market $114,800 Active 147 DOM
12. 2026-06-03
    days on market $114,800 Active 146 DOM
13. 2026-06-02
    days on market $114,800 Active 145 DOM
14. 2026-06-01
    days on market $114,800 Active 144 DOM
15. 2026-05-31
    days on market $114,800 Active 143 DOM
16. 2026-05-30
    days on market $114,800 Active 142 DOM
17. 2026-04-13
    status Active 791-char remark

    Show marketing remark (791 chars)

    Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

18. 2026-04-06
    historical Active Under Contract 791-char remark

    Show marketing remark (791 chars)

    Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

19. 2026-02-03
    status Active 791-char remark

    Show marketing remark (791 chars)

    Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

20. 2026-01-24
    historical Active Under Contract 791-char remark

    Show marketing remark (791 chars)

    Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

21. 2026-01-08
    listed $114,800 Active 791-char remark

    Show marketing remark (791 chars)

    Charming 3-bedroom, 2-bath home offering 1,814 sq ft of versatile living space—perfect as a great investment property or a comfortable single-family residence. Features include a spacious primary bedroom with private ensuite bath, a bonus room ideal for a home office or playroom, and a separate dining room for entertaining. Original hardwood flooring flows partially through the home, while the main living room is highlighted by a cozy fireplace and large picture window providing abundant natural light. Enjoy outdoor living with a large covered, screened-in front porch, a fenced backyard, and a generous lot complete with a storage building. Conveniently located close to shopping, dining, and everyday amenities. A wonderful opportunity with space, character, and functionality!

22. 2024-04-01
    soldstatus $104,000
23. 2024-03-14
    soldstatus $104,000 Closed 1098-char remark

    Show marketing remark (1098 chars)

    VINTAGE, INCREDIBLY CONVENIENT, MeGa-SPACIOUS 3 BR / 2 BA, 1,814 SF home with UPDATES located a stone's throw away (1 MILE) from south side of Ross Clark Circle/US-231 S. Does your family need extra SPACE & just a LITTLE MORE!? Homes like this are very HARD to find in this price range!! Featuring LARGE Master Bedroom Suite with 3 closets, bench window seats & bathroom; Grand Room with fireplace; formal Dining Room; Living Room; Bonus Room leading out to covered, screened in back porch; LARGE covered, screened in Front Porch; 2 separate Front Doors (DUPLEX POTENTIAL); LEVEL, chain link fenced in back yard with single gates on both sides; HUGE Workshop on a slab with electricity, peg board & shelves; & so much MORE! Only 295 FT from S Oats St, 1 mile to RCC/US-231 S, 1.8 miles to Publix, 2 miles to Walmart, 2.4 miles to Southeast Health, 5.4 miles to Flowers Hospital, 6.2 miles to Target, 28 miles to Georgia & 89 miles to Panama City Beach, our country's most beautiful beaches. MAKE an APPT to view this lovely home TODAY before it's GONE! PRICED TO SELL!!

24. 2024-02-25
    status Pending 1098-char remark

    Show marketing remark (1098 chars)

    VINTAGE, INCREDIBLY CONVENIENT, MeGa-SPACIOUS 3 BR / 2 BA, 1,814 SF home with UPDATES located a stone's throw away (1 MILE) from south side of Ross Clark Circle/US-231 S. Does your family need extra SPACE & just a LITTLE MORE!? Homes like this are very HARD to find in this price range!! Featuring LARGE Master Bedroom Suite with 3 closets, bench window seats & bathroom; Grand Room with fireplace; formal Dining Room; Living Room; Bonus Room leading out to covered, screened in back porch; LARGE covered, screened in Front Porch; 2 separate Front Doors (DUPLEX POTENTIAL); LEVEL, chain link fenced in back yard with single gates on both sides; HUGE Workshop on a slab with electricity, peg board & shelves; & so much MORE! Only 295 FT from S Oats St, 1 mile to RCC/US-231 S, 1.8 miles to Publix, 2 miles to Walmart, 2.4 miles to Southeast Health, 5.4 miles to Flowers Hospital, 6.2 miles to Target, 28 miles to Georgia & 89 miles to Panama City Beach, our country's most beautiful beaches. MAKE an APPT to view this lovely home TODAY before it's GONE! PRICED TO SELL!!

25. 2024-02-21
    price $114,900 1098-char remark

    Show marketing remark (1098 chars)

    VINTAGE, INCREDIBLY CONVENIENT, MeGa-SPACIOUS 3 BR / 2 BA, 1,814 SF home with UPDATES located a stone's throw away (1 MILE) from south side of Ross Clark Circle/US-231 S. Does your family need extra SPACE & just a LITTLE MORE!? Homes like this are very HARD to find in this price range!! Featuring LARGE Master Bedroom Suite with 3 closets, bench window seats & bathroom; Grand Room with fireplace; formal Dining Room; Living Room; Bonus Room leading out to covered, screened in back porch; LARGE covered, screened in Front Porch; 2 separate Front Doors (DUPLEX POTENTIAL); LEVEL, chain link fenced in back yard with single gates on both sides; HUGE Workshop on a slab with electricity, peg board & shelves; & so much MORE! Only 295 FT from S Oats St, 1 mile to RCC/US-231 S, 1.8 miles to Publix, 2 miles to Walmart, 2.4 miles to Southeast Health, 5.4 miles to Flowers Hospital, 6.2 miles to Target, 28 miles to Georgia & 89 miles to Panama City Beach, our country's most beautiful beaches. MAKE an APPT to view this lovely home TODAY before it's GONE! PRICED TO SELL!!

26. 2024-02-05
    listed $124,900 Active 1098-char remark

    Show marketing remark (1098 chars)

    VINTAGE, INCREDIBLY CONVENIENT, MeGa-SPACIOUS 3 BR / 2 BA, 1,814 SF home with UPDATES located a stone's throw away (1 MILE) from south side of Ross Clark Circle/US-231 S. Does your family need extra SPACE & just a LITTLE MORE!? Homes like this are very HARD to find in this price range!! Featuring LARGE Master Bedroom Suite with 3 closets, bench window seats & bathroom; Grand Room with fireplace; formal Dining Room; Living Room; Bonus Room leading out to covered, screened in back porch; LARGE covered, screened in Front Porch; 2 separate Front Doors (DUPLEX POTENTIAL); LEVEL, chain link fenced in back yard with single gates on both sides; HUGE Workshop on a slab with electricity, peg board & shelves; & so much MORE! Only 295 FT from S Oats St, 1 mile to RCC/US-231 S, 1.8 miles to Publix, 2 miles to Walmart, 2.4 miles to Southeast Health, 5.4 miles to Flowers Hospital, 6.2 miles to Target, 28 miles to Georgia & 89 miles to Panama City Beach, our country's most beautiful beaches. MAKE an APPT to view this lovely home TODAY before it's GONE! PRICED TO SELL!!

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $814 · $68/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: $14,391
• − Mortgage interest: −$6,431
• − Property taxes: −$814
• − Insurance: −$574
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,340
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $2,533/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

-8.1% since first listed

10 events — show timeline

• 2026-04-13 Relisted — SAMLS
• 2026-04-06 Contingent — SAMLS
• 2026-02-03 Relisted — SAMLS
• 2026-01-24 Contingent — SAMLS
• 2026-01-08 Listed $114,800 SAMLS
• 2024-04-01 Sold (Public Records) $104,000 Public Records
• 2024-03-14 Sold (MLS) $104,000 SAMLS
• 2024-02-25 Pending — SAMLS
• 2024-02-21 Price Changed $114,900 SAMLS
• 2024-02-05 Listed $124,900 SAMLS

Property tax history

+7.2%/yr

Latest (2025): $814 · +6.0% YoY. Source: county tax records.