216 Glen Oaks Dr · Dothan, AL 36301

$317,500

4 bd · 3.0 ba · 2,038 sqft · SingleFamily public records · 161 Days on market

Built 2010 0.58 ac lot $156/sqft · at area comps Est $309k · at est. $10/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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +6.2/15.0
• 1% rule +5.0/10.0
• 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

Charming 4-bedroom, 3-bath home in Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. New additions include a pole barn/party pavilion and a 384 SF, H/C home office/hobby building. A covered front porch leads into a bright foyer, seamlessly connecting to the dining area and living room, with a gas fireplace and rich wood flooring. To the left, the well-appointed kitchen features a pantry, gas range, dishwasher, microwave/range hood and breakfast nook. A large arched opening above the sink connects the kitchen to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The large backyard is enclosed with a wood privacy fence. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is an ideal home office. Additional highlights include a sprinkler system, ample storage, a laundry room with cabinetry, and attic access. Don't miss this fantastic opportunity for a move-in ready home with tons of flexibility for all of your needs!

Key facts

• Covered front porch
• Wood privacy fence
• 0.58 acre lot

Tags

• POLE BARN PARTY PAVILION
• HOME OFFICE HOBBY BUILDING
• COVERED FRONT PORCH
• SPACIOUS COVERED PATIO
• WOOD PRIVACY FENCE
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/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 $317k (0.1% below list).
• Recommended offer: $279k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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; 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

• It's been on market 161 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $279,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.00% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $308,869
• List price: $317,500
• Delta: 2.79%
• 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
206 Glen Oaks Dr	0.10mi	3/2.5 (-1)	2,045 (+0%)	11mo	$333,000	$163	79
213 Glen Oaks Dr	0.05mi	3/2.0 (-1)	1,992 (-2%)	16mo	$300,000	$151	72
100 Littleleaf Ct	0.09mi	4/2.0	2,272 (+12%)	1mo	$374,000	$165	71
105 Halls Creek Ln	0.43mi	4/2.0	2,076 (+2%)	3mo	$315,000	$152	71
200 Oliver Dr	0.47mi	5/3.0 (+1)	2,016 (-1%)	1mo	$295,110	$146	70
414 Oliver Dr	0.63mi	5/3.0 (+1)	2,016 (-1%)	8mo	$290,000	$144	57
118 Kieran Trce	0.66mi	5/3.0 (+1)	2,019 (-1%)	13mo	$290,000	$144	52
419 Oliver Dr	0.64mi	5/3.0 (+1)	2,012 (-1%)	14mo	$292,000	$145	51
221 Mairead Dr	0.58mi	4/2.5	2,175 (+7%)	13mo	$312,000	$143	49
501 Oliver Dr	0.67mi	4/2.5	2,175 (+7%)	13mo	$308,000	$142	45
119 Halls Creek Ln	0.46mi	4/2.0	1,787 (-12%)	20mo	$274,900	$154	37
421 Oliver Dr	0.66mi	4/2.0	1,787 (-12%)	16mo	$282,000	$158	32

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-12,765
• Equity at exit: $47,340

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $38,320
• Equity at exit: $27,452

Cash invested: $88,900 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,171 medium
• Mortgage (P&I): −$1,665
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$132
• HOA: −$10
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $610

Break-even live

Break-even rent $2,399

Max offer price $317,500

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: $79,375
• Closing costs: $9,525
• 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	43d	1	1.15mi
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	43d	1	1.24mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gas

Listing history 32 events

1. 2026-06-19
   days on market $317,500 Active 161 DOM
2. 2026-06-18
   days on market $317,500 Active 160 DOM
3. 2026-06-17
   days on market $317,500 Active 159 DOM
4. 2026-06-16
   days on market $317,500 Active 158 DOM
5. 2026-06-15
   days on market $317,500 Active 157 DOM
6. 2026-06-14
   days on market $317,500 Active 155 DOM
7. 2026-06-12
   days on market $317,500 Active 154 DOM
8. 2026-06-09
   days on market $317,500 Active 151 DOM
9. 2026-06-08
   days on market $317,500 Active 150 DOM
10. 2026-06-07
    days on market $317,500 Active 149 DOM
11. 2026-06-05
    days on market $317,500 Active 146 DOM
12. 2026-06-03
    days on market $317,500 Active 145 DOM
13. 2026-06-02
    days on market $317,500 Active 144 DOM
14. 2026-06-01
    days on market $317,500 Active 143 DOM
15. 2026-05-31
    days on market $317,500 Active 142 DOM
16. 2026-05-30
    days on market $317,500 Active 141 DOM
17. 2026-03-30
    price $325,000 1345-char remark

    Show marketing remark (1345 chars)

    Charming 4-bedroom, 3-bath home in Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. New additions include a pole barn/party pavilion and a 384 SF, H/C home office/hobby building. A covered front porch leads into a bright foyer, seamlessly connecting to the dining area and living room, with a gas fireplace and rich wood flooring. To the left, the well-appointed kitchen features a pantry, gas range, dishwasher, microwave/range hood and breakfast nook. A large arched opening above the sink connects the kitchen to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The large backyard is enclosed with a wood privacy fence. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is an ideal home office. Additional highlights include a sprinkler system, ample storage, a laundry room with cabinetry, and attic access. Don't miss this fantastic opportunity for a move-in ready home with tons of flexibility for all of your needs!

18. 2026-02-04
    price $330,000 1345-char remark

    Show marketing remark (1345 chars)

    Charming 4-bedroom, 3-bath home in Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. New additions include a pole barn/party pavilion and a 384 SF, H/C home office/hobby building. A covered front porch leads into a bright foyer, seamlessly connecting to the dining area and living room, with a gas fireplace and rich wood flooring. To the left, the well-appointed kitchen features a pantry, gas range, dishwasher, microwave/range hood and breakfast nook. A large arched opening above the sink connects the kitchen to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The large backyard is enclosed with a wood privacy fence. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is an ideal home office. Additional highlights include a sprinkler system, ample storage, a laundry room with cabinetry, and attic access. Don't miss this fantastic opportunity for a move-in ready home with tons of flexibility for all of your needs!

19. 2026-01-10
    listed $335,000 Active 1345-char remark

    Show marketing remark (1345 chars)

    Charming 4-bedroom, 3-bath home in Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. New additions include a pole barn/party pavilion and a 384 SF, H/C home office/hobby building. A covered front porch leads into a bright foyer, seamlessly connecting to the dining area and living room, with a gas fireplace and rich wood flooring. To the left, the well-appointed kitchen features a pantry, gas range, dishwasher, microwave/range hood and breakfast nook. A large arched opening above the sink connects the kitchen to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The large backyard is enclosed with a wood privacy fence. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is an ideal home office. Additional highlights include a sprinkler system, ample storage, a laundry room with cabinetry, and attic access. Don't miss this fantastic opportunity for a move-in ready home with tons of flexibility for all of your needs!

20. 2025-05-27
    soldstatus $305,000
21. 2025-03-28
    soldstatus $305,000 Closed 1473-char remark

    Show marketing remark (1473 chars)

    Welcome home to this charming 4-bedroom, 3-bath residence in the desirable Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. A welcoming covered front porch leads into a bright foyer, seamlessly connecting to the dining area and inviting living room, where a gas fireplace and rich wood flooring create warmth and elegance. To the left, the well-appointed kitchen features a pantry and all essential appliances, including a gas range, new refrigerator, and new microwave/range hood. A large arched opening above the sink keeps the space open to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is ideal as a home office. Additional highlights include professional landscaping, sprinkler system, ample storage, a laundry room with cabinetry, attic access, fresh paint throughout, and a 24' x 16' workshop with electricity and a roll-up door. Plus, this home comes with a brand-new roof on both the house and the workshop, offering peace of mind for years to come. Don't miss this fantastic opportunity!

22. 2025-03-18
    status Pending 1473-char remark

    Show marketing remark (1473 chars)

    Welcome home to this charming 4-bedroom, 3-bath residence in the desirable Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. A welcoming covered front porch leads into a bright foyer, seamlessly connecting to the dining area and inviting living room, where a gas fireplace and rich wood flooring create warmth and elegance. To the left, the well-appointed kitchen features a pantry and all essential appliances, including a gas range, new refrigerator, and new microwave/range hood. A large arched opening above the sink keeps the space open to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is ideal as a home office. Additional highlights include professional landscaping, sprinkler system, ample storage, a laundry room with cabinetry, attic access, fresh paint throughout, and a 24' x 16' workshop with electricity and a roll-up door. Plus, this home comes with a brand-new roof on both the house and the workshop, offering peace of mind for years to come. Don't miss this fantastic opportunity!

23. 2025-03-03
    listed $315,000 Active 1473-char remark

    Show marketing remark (1473 chars)

    Welcome home to this charming 4-bedroom, 3-bath residence in the desirable Glen Oaks Subdivision. With 2,076 square feet, this thoughtfully designed home offers both space and comfort. A welcoming covered front porch leads into a bright foyer, seamlessly connecting to the dining area and inviting living room, where a gas fireplace and rich wood flooring create warmth and elegance. To the left, the well-appointed kitchen features a pantry and all essential appliances, including a gas range, new refrigerator, and new microwave/range hood. A large arched opening above the sink keeps the space open to the living area, while French doors off the breakfast nook lead to a spacious covered patio, perfect for outdoor dining and grilling. The private primary suite boasts two large closets and an en suite bath with dual sinks, a jetted tub, and a separate shower. On the opposite side of the home, one bedroom enjoys a private bath, while two additional bedrooms share a well-appointed hall bath. The versatile fourth bedroom, featuring French doors and built-ins, is ideal as a home office. Additional highlights include professional landscaping, sprinkler system, ample storage, a laundry room with cabinetry, attic access, fresh paint throughout, and a 24' x 16' workshop with electricity and a roll-up door. Plus, this home comes with a brand-new roof on both the house and the workshop, offering peace of mind for years to come. Don't miss this fantastic opportunity!

24. 2023-02-14
    soldstatus $279,900
25. 2023-01-26
    soldstatus $279,900 Closed
26. 2022-12-22
    listed $279,900 Active
27. 2019-10-03
    soldstatus $219,000
28. 2019-09-30
    soldstatus $219,000
29. 2019-07-25
    listed $229,000
30. 2019-07-25
    listed $229,000
31. 2017-07-27
    listed $239,900
32. 2017-07-27
    listed $239,900

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: +$247/yr (+$21/mo · 23.4%)

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

Taxation est. · year 1

• Rental income: $38,047
• − Mortgage interest: −$17,785
• − Property taxes: −$1,055
• − Insurance: −$1,588
• − Repairs & maintenance: −$3,044
• − Management: −$3,044
• − HOA: −$120
• − Depreciation: −$9,236
• Taxable income: $2,175
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $6,792/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

+35.5% since first listed

16 events — show timeline

• 2026-03-30 Price Changed $325,000 SAMLS
• 2026-02-04 Price Changed $330,000 SAMLS
• 2026-01-10 Listed $335,000 SAMLS
• 2025-05-27 Sold (Public Records) $305,000 Public Records
• 2025-03-28 Sold (MLS) $305,000 SAMLS
• 2025-03-18 Pending — SAMLS
• 2025-03-03 Listed $315,000 SAMLS
• 2023-02-14 Sold (Public Records) $279,900 Public Records
• 2023-01-26 Sold (MLS) $279,900 SAMLS
• 2022-12-22 Listed $279,900 SAMLS
• 2019-10-03 Sold (Public Records) $219,000 Public Records
• 2019-09-30 Sold (MLS) $219,000 SAMLS
• 2019-07-25 Listed $229,000 MAAR
• 2019-07-25 Listed $229,000 WBR
• 2017-07-27 Listed $239,900 WBR
• 2017-07-27 Listed $239,900 MAAR

Property tax history

+8.6%/yr

Latest (2025): $1,055 · +3.8% YoY. Source: county tax records.