1202 Tacoma Str 1202 Tacoma St · Dothan, AL 36303

$29,900

3 bd · 1.5 ba · 1,700 sqft · SingleFamily · 1 Days on market

Built 1970 Poor condition 0.37 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and rehab enthusiasts! This property is ready for a complete makeover and offers tremendous potential for those looking to add value through renovation. The home will require substantial repairs, including new flooring, partial subfloor replacement, significant roof repairs, and a new HVAC system. With the major work in mind, this property has been priced accordingly, creating an excellent opportunity for a fix-and-flip project or a long-term rental investment. For buyers with vision and a willingness to tackle a renovation, this property presents the chance to transform a distressed home into a valuable asset. Opportunities at this price point are becoming increasingly difficult to find. Don't miss your chance to unlock this property's potential. Schedule your showing today and start planning its next chapter!

Key facts

• New flooring
• New hvac system
• 0.37 acre lot

Tags

• NEW FLOORING
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached carport (1 covered space, total 1 parking space); Attached garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Covered patio/porch

Interior

• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Storage; Aluminum-framed windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 37.3% 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: Girard Intermediate School (math 2% / reading 20%, grade F, #560 of 627 statewide, top 90%, 321 students, 95% 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 81% FRL vs 59% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major flood risk; 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 $29,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.15% ✓
• Cap rate: 37.33%
• Cash-on-cash: 110.86%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $202,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Sioux St	0.28mi	3/1.5	1,606 (-6%)	0mo	$185,000	$115	78
503 Montezuma Ave	0.35mi	2/2.0 (-1)	1,640 (-4%)	8mo	$289,900	$177	64
468 N Park Ave	0.22mi	3/2.0	1,800 (+6%)	19mo	$190,000	$106	62
371 N Park Ave	0.30mi	3/2.0	1,833 (+8%)	14mo	$256,900	$140	60
1300 Montezuma Ave	0.60mi	3/2.0	1,750 (+3%)	11mo	$231,000	$132	56
1401 Tacoma St	0.18mi	3/2.0	1,516 (-11%)	21mo	$181,000	$119	54
1303 Tacoma St	0.12mi	4/2.5 (+1)	1,936 (+14%)	11mo	$241,500	$125	53
1108 Magnolia Ave	0.62mi	2/2.0 (-1)	1,744 (+3%)	16mo	$295,480	$169	47
304 Rebecca Ave	0.62mi	4/2.0 (+1)	1,845 (+8%)	10mo	$102,000	$55	42
1105 N Alice St	0.60mi	4/2.0 (+1)	1,889 (+11%)	6mo	$72,500	$38	41
1106 N Pontiac Ave	0.72mi	2/2.5 (-1)	1,584 (-7%)	6mo	$175,000	$110	41
300 Sherwood Dr	0.60mi	3/2.0	1,456 (-14%)	14mo	$144,001	$99	34

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: —
• Equity multiple: 6.31×
• Total profit: $44,432
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 13.21×
• Total profit: $102,195
• Equity at exit: $2,585

Cash invested: $8,372 (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 36303

• Active inventory: 233
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $773

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 33%

Sensitivity live

Price	-10% $794	-5% $784	+0% $773	+5% $763	+10% $753
Rent	-10% $675	-5% $724	+0% $773	+5% $822	+10% $871
Rate	-1.0pp $788	-0.5pp $781	base $773	+0.5pp $766	+1.0pp $758

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Chinook St Dothan, AL	3.0	2.0	1214	$850	$0.70	44d	1	0.09mi
1205 Magnolia Ave Dothan, AL	3.0	2.0	1916	$1,900	$0.99	44d	1	0.64mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	44d	4	0.83mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	44d	1	1.22mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	44d	1	1.34mi
1809 Haisten Dr Dothan, AL	3.0	2.0	1345	$1,300	$0.97	44d	1	1.36mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $29,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $14,887
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$870
• Taxable income: $9,362
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $7,034/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including a new roof, exterior siding, subfloor replacement, and HVAC system. It presents a significant opportunity for investors to transform it into a valuable asset.

Repairs flagged

• Major roof — Significant damage
• Major exterior siding — Damaged and peeling
• Major subfloor — Needs replacement
• Major HVAC system — Needs replacement

Value-add opportunities

• Both New roof — Improves both resale and rental value
• Both New exterior siding — Enhances curb appeal and value
• Both New subfloor — Improves structural integrity and appearance
• Both New HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage	Major	$15,000–50,000
exterior siding · Damaged and peeling	Major	$15,000–50,000
subfloor · Needs replacement	Major	$15,000–50,000
HVAC system · Needs replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Improves both resale and rental value ↑
• Both New exterior siding — Enhances curb appeal and value ↑
• Both New subfloor — Improves structural integrity and appearance ↑
• Both New HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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
• County: Houston County · 47,783 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 30,173
• Household income: $54,147
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1156.0

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 0.58)
• Race & ethnicity: White 50% Black 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -121.35%
• Current HPI: 182.6482
• Rent YoY: —
• Metro: Dothan, AL
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $29,900 SAMLS
• 2026-06-18 Listed $29,900 WBR