207 Glen Oaks Dr · Dothan, AL 36301

$349,900

4 bd · 1.0 ba · 2,134 sqft · SingleFamily public records · 4 Days on market

Built 2012 0.53 ac lot Est $309k · 13% over $10/mo HOA

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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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE 4 bedroom/2bath w/ office, open floor plan w/ glassed-in porch overlooking the fenced in level, corner lot. Wood floors flow through the main living area, office & master suite. The Master suite features a walk-in closet, private bath w/ tiled shower, dual vanities & soaker tub. Kitchen overlooks living & dining w/ granite countertops & stainless appliances. Step outside to the 24x30 Man Cave/She Shed w/ half bath & extra sink & 2T HVAC, lawn & garden utiity closet attached around back.

Key facts

• 0.53 acre lot
• 2 garage spots
• Built 2012

Property features AI

Finance

• Other: Lot about 0.53 acre
• HOA & community: HOA fee roughly $10/month

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces (total 2 spaces)
• Security: Fire sprinkler system; Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; Additional porch features; Has spa/hot tub (bath)

Interior

• Kitchen: Oven; Cooktop; Dishwasher; Range; Range hood; Self-cleaning oven; Refrigerator; Disposal; Electric water heater
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fans; Walk-in closets; Eat-in kitchen; Bidet; Double-pane windows; Window treatments; Electric fireplace
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/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 $318k (9.1% below list).
• Recommended offer: $318k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Beverlye Intermediate School (math 6% / reading 25%, grade F, #503 of 627 statewide, top 80%, 388 students, 90% 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 79% FRL vs 59% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 2 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 $10k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $276k; 27% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,990 (9.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $309,430
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Littleleaf Ct	0.04mi	4/2.0	2,272 (+6%)	1mo	$374,000	$165	82
206 Glen Oaks Dr	0.04mi	3/2.5 (-1)	2,045 (-4%)	11mo	$333,000	$163	71
105 Halls Creek Ln	0.41mi	4/2.0	2,076 (-3%)	3mo	$315,000	$152	70
213 Glen Oaks Dr	0.02mi	3/2.0 (-1)	1,992 (-7%)	16mo	$300,000	$151	66
200 Oliver Dr	0.46mi	5/3.0 (+1)	2,016 (-6%)	1mo	$295,110	$146	55
221 Mairead Dr	0.55mi	4/2.5	2,175 (+2%)	13mo	$312,000	$143	55
501 Oliver Dr	0.64mi	4/2.5	2,175 (+2%)	13mo	$308,000	$142	50
109 Halls Creek Ln	0.40mi	3/2.0 (-1)	2,047 (-4%)	22mo	$277,000	$135	47
414 Oliver Dr	0.61mi	5/3.0 (+1)	2,016 (-6%)	8mo	$290,000	$144	43
118 Kieran Trce	0.63mi	5/3.0 (+1)	2,019 (-5%)	13mo	$290,000	$144	37
419 Oliver Dr	0.62mi	5/3.0 (+1)	2,012 (-6%)	14mo	$292,000	$145	37

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-28,644
• Equity at exit: $52,171

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $10,720
• Equity at exit: $30,253

Cash invested: $97,972 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,180 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$146
• HOA: −$10
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $443

Break-even live

Break-even rent $2,619

Max offer price $349,900

Occupancy floor 81%

Sensitivity live

Price	-10% $641	-5% $542	+0% $443	+5% $344	+10% $245
Rent	-10% $192	-5% $317	+0% $443	+5% $569	+10% $694
Rate	-1.0pp $619	-0.5pp $532	base $443	+0.5pp $352	+1.0pp $260

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	45d	1	1.24mi
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	45d	1	1.24mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 3 events

1. 2026-06-22
   days on market $349,900 Active 4 DOM
2. 2026-06-21
   days on market $349,900 Active 3 DOM
3. 2026-06-18
   listed $349,900 Active 1 DOM

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$495/yr (+$41/mo · 52.7%)

ⓘ 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 · 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: $38,159
• − Mortgage interest: −$19,600
• − Property taxes: −$940
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − HOA: −$120
• − Depreciation: −$10,179
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $5,446/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

+27.5% since first listed

7 events — show timeline

• 2026-06-18 Listed $349,900 SAMLS
• 2021-04-28 Sold (Public Records) $275,500 Public Records
• 2021-04-23 Sold (MLS) $274,500 WBR
• 2021-04-23 Sold (MLS) $274,500 MAAR
• 2021-04-23 Sold (MLS) $274,500 SAMLS
• 2021-03-22 Listed $274,500 WBR
• 2021-03-22 Listed $274,500 MAAR

Property tax history

+3.2%/yr

Latest (2025): $940 · +3.8% YoY. Source: county tax records.