Annabelle 1644 Plan · Dothan, AL 36301

$279,900

4 bd · 2.0 ba · 1,644 sqft · SingleFamily · 54 Days on market

Excellent condition $16/mo HOA

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The Annabelle 1644 is a thoughtfully designed single-story home featuring 4 bedrooms, 2 bathrooms, and a 2-car garage. The open-concept layout is filled with natural light, making it ideal for everyday living and entertaining alike. A welcoming covered front porch greets you at arrival, while a covered back porch extends your living space outdoors - perfect for relaxing or hosting.

Key facts

• Covered front porch
• Covered back porch
• Open-concept layout

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Listing status: Active; List price: $279,900
• HOA & community: HOA fee approximately $16.67

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service; Central HVAC (heat pump and central air)
• Home design: Single-family plan (Annabelle 1644); Living area approximately 1,644
• Exterior features: Metal and asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Plan model Annabelle 1644 (new construction plan)

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,286.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 412 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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 54 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

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 $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (median comp): $307,286
• List price: $279,900
• Delta: -8.91%
• 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
301 S Bend Ave	0.10mi	3/2.0 (-1)	1,434 (-13%)	1mo	$250,000	$174	68
309 S Bend Ave	0.11mi	3/2.0 (-1)	1,434 (-13%)	1mo	$249,900	$174	67
213 Foxfire Dr	0.53mi	3/2.0 (-1)	1,672 (+2%)	2mo	$265,000	$158	66
215 Foxfire Dr	0.52mi	3/2.0 (-1)	1,600 (-3%)	9mo	$265,000	$166	59
109 Talquin Ct	0.65mi	3/2.0 (-1)	1,635 (-0%)	11mo	$244,000	$149	55
106 Needle Pne	0.61mi	3/2.0 (-1)	1,836 (+12%)	1mo	$185,000	$101	46
238 Puent Dr	0.43mi	3/2.0 (-1)	1,753 (+7%)	23mo	$275,000	$157	45
4676 S Park Ave	0.33mi	3/2.0 (-1)	1,795 (+9%)	24mo	$240,000	$134	44
4676 S Park Ave	0.33mi	3/2.0 (-1)	1,795 (+9%)	24mo	$240,000	$134	44
206 Greenbriar Dr	0.63mi	3/2.5 (-1)	1,737 (+6%)	18mo	$243,000	$140	39
101 Talquin Ct	0.67mi	3/2.0 (-1)	1,755 (+7%)	16mo	$262,500	$150	39
4101 Woodberry Dr	0.60mi	3/2.0 (-1)	1,886 (+15%)	16mo	$195,000	$103	29

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-14,931
• Equity at exit: $45,817

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $32,059
• Equity at exit: $26,569

Cash invested: $86,040 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,611
• Tax est. 1.5%: −$384 /mo · $4,609/yr
• Insurance: −$128
• HOA: −$16
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $546

Break-even live

Break-even rent $2,708

Max offer price $307,286

Occupancy floor 79%

Sensitivity live

Price	-10% $759	-5% $653	+0% $546	+5% $440	+10% $334
Rent	-10% $278	-5% $412	+0% $546	+5% $681	+10% $815
Rate	-1.0pp $701	-0.5pp $625	base $546	+0.5pp $467	+1.0pp $386

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: $76,822
• Closing costs: $9,219
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	45d	1	1.17mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 18 events

1. 2026-06-21
   days on market $279,900 Active 54 DOM
2. 2026-06-19
   days on market $279,900 Active 52 DOM
3. 2026-06-18
   days on market $279,900 Active 51 DOM
4. 2026-06-17
   days on market $279,900 Active 50 DOM
5. 2026-06-16
   days on market $279,900 Active 49 DOM
6. 2026-06-15
   days on market $279,900 Active 48 DOM
7. 2026-06-14
   days on market $279,900 Active 46 DOM
8. 2026-06-12
   days on market $279,900 Active 45 DOM
9. 2026-06-09
   days on market $279,900 Active 42 DOM
10. 2026-06-08
    days on market $279,900 Active 41 DOM
11. 2026-06-07
    days on market $279,900 Active 40 DOM
12. 2026-06-05
    days on market $279,900 Active 37 DOM
13. 2026-06-03
    days on market $279,900 Active 36 DOM
14. 2026-06-02
    days on market $279,900 Active 35 DOM
15. 2026-06-01
    days on market $279,900 Active 34 DOM
16. 2026-05-31
    days on market $279,900 Active 33 DOM
17. 2026-05-30
    days on market $279,900 Active 32 DOM
18. 2026-04-28
    listed $279,900 Active 384-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$17,213
• − Property taxes: −$4,609
• − Insurance: −$1,536
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$192
• − Depreciation: −$8,939
• Taxable income: $1,782
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $6,129/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This Annabelle 1644 home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and increase its value.
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and increase rental income.
• Both Window treatments — Window treatments can improve the home's curb appeal and increase its value.
• Both Flooring maintenance — Regular maintenance can keep the flooring in good condition and increase the home's value.
• Both Interior lighting — Improved lighting can make the home more inviting and increase its value.
• Both Landscaping maintenance — Regular maintenance can keep the landscaping looking its best and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and increase its value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract more renters and increase rental income. ↑
• Both Window treatments — Window treatments can improve the home's curb appeal and increase its value. ↑
• Both Flooring maintenance — Regular maintenance can keep the flooring in good condition and increase the home's value. ↑
• Both Interior lighting — Improved lighting can make the home more inviting and increase its value. ↑
• Both Landscaping maintenance — Regular maintenance can keep the landscaping looking its best and increase the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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