711 Westmead St · Dothan, AL 36301

$59,900

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 178 Days on market

Built 1951 $70/sqft · 15% below area Est $71k · 15% 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 +30.0/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Investor Special! Don't miss this single-family investment opportunity at 711 Westmead Street. This 2 bedroom, 1 bathroom home offers approximately 861 sq ft and was built in 1951. The kitchen includes a stove and refrigerator, making it a solid starting point for a rental or flip project. The property needs TLC but offers excellent rent potential and is conveniently located close to local amenities. A great option for investors looking to expand or diversify their portfolio. Sold AS IS. CASH ONLY. Bring your vision and unlock the potential.

Key facts

• Built 1951
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1951 — 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: 1.39% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $70,862
• List price: $59,900
• Delta: -15.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Shields Ct	0.32mi	2/1.0	975 (+13%)	14mo	$72,500	$74	51
601 Melody Ln	0.73mi	2/1.0	771 (-10%)	8mo	$95,000	$123	42

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $8,725
• Equity at exit: $8,931

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $31,288
• Equity at exit: $5,179

Cash invested: $16,772 (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: 6.0×

Monthly cashflow live

• Estimated rent: $833 high
• Mortgage (P&I): −$314
• Tax from tax record: −$29 /mo · $351/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $290

Break-even live

Break-even rent $466

Max offer price $59,900

Occupancy floor 60%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	43d	1	0.09mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	43d	1	0.09mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	0.20mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	0.76mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	43d	1	0.77mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	43d	1	1.07mi
607 E Newton St Dothan, AL	1.0	1.0	800	$595	$0.74	43d	1	1.11mi
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	43d	1	1.19mi

Listing history 28 events

1. 2026-06-19
   days on market $59,900 Active 178 DOM
2. 2026-06-18
   days on market $59,900 Active 177 DOM
3. 2026-06-17
   days on market $59,900 Active 176 DOM
4. 2026-06-16
   days on market $59,900 Active 175 DOM
5. 2026-06-15
   days on market $59,900 Active 174 DOM
6. 2026-06-14
   days on market $59,900 Active 172 DOM
7. 2026-06-12
   days on market $59,900 Active 171 DOM
8. 2026-06-09
   days on market $59,900 Active 168 DOM
9. 2026-06-08
   days on market $59,900 Active 167 DOM
10. 2026-06-07
    days on market $59,900 Active 166 DOM
11. 2026-06-05
    days on market $59,900 Active 163 DOM
12. 2026-06-03
    days on market $59,900 Active 162 DOM
13. 2026-06-02
    days on market $59,900 Active 161 DOM
14. 2026-06-01
    days on market $59,900 Active 160 DOM
15. 2026-05-31
    days on market $59,900 Active 159 DOM
16. 2026-05-30
    days on market $59,900 Active 158 DOM
17. 2026-04-23
    price $59,900 547-char remark

    Show marketing remark (547 chars)

    Investor Special! Don't miss this single-family investment opportunity at 711 Westmead Street. This 2 bedroom, 1 bathroom home offers approximately 861 sq ft and was built in 1951. The kitchen includes a stove and refrigerator, making it a solid starting point for a rental or flip project. The property needs TLC but offers excellent rent potential and is conveniently located close to local amenities. A great option for investors looking to expand or diversify their portfolio. Sold AS IS. CASH ONLY. Bring your vision and unlock the potential.

18. 2026-01-10
    historical $795
19. 2025-12-23
    listed $69,500 Active 547-char remark

    Show marketing remark (547 chars)

    Investor Special! Don't miss this single-family investment opportunity at 711 Westmead Street. This 2 bedroom, 1 bathroom home offers approximately 861 sq ft and was built in 1951. The kitchen includes a stove and refrigerator, making it a solid starting point for a rental or flip project. The property needs TLC but offers excellent rent potential and is conveniently located close to local amenities. A great option for investors looking to expand or diversify their portfolio. Sold AS IS. CASH ONLY. Bring your vision and unlock the potential.

20. 2025-12-19
    listed $49,999 Active
21. 2025-12-11
    price $795
22. 2025-11-04
    price $800
23. 2025-10-02
    price $875
24. 2025-08-21
    listed $950
25. 2025-08-15
    historical $850
26. 2025-07-18
    listed $850
27. 2024-01-04
    soldstatus $700,000
28. 2021-06-14
    soldstatus $300,000

ⓘ 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: $351 · $29/mo
• Projected year-2 tax: $351 · $29/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 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: $9,994
• − Mortgage interest: −$3,355
• − Property taxes: −$351
• − Insurance: −$300
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$1,743
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $2,840/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

-80.0% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $59,900 SAMLS
• 2026-01-10 Rental Removed $795 BUILDIUM
• 2025-12-23 Listed $69,500 SAMLS
• 2025-12-19 Listed $49,999 SAMLS
• 2025-12-11 Price Changed $795 BUILDIUM
• 2025-11-04 Price Changed $800 BUILDIUM
• 2025-10-02 Price Changed $875 BUILDIUM
• 2025-08-21 Listed for Rent $950 BUILDIUM
• 2025-08-15 Rental Removed $850 BUILDIUM
• 2025-07-18 Listed for Rent $850 BUILDIUM
• 2024-01-04 Sold (Public Records) $700,000 Public Records
• 2021-06-14 Sold (Public Records) $300,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $351 · +3.2% YoY. Source: county tax records.