107 Bartlet Ln · Dothan, AL 36305

$205,000

3 bd · 2.0 ba · 2,047 sqft · SingleFamily public records · 40 Days on market

Built 1984 0.27 ac lot $100/sqft · 12% below area Est $234k · 12% under

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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 +15.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• 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

This 3/2 Or 4/3 The original home was approx. 1147 SF. The addition is approx. 900 total under roof 2047 per tax records. some is window ac and heating . w/ out proper heating and cooling . The single garage was converted to living space . A small office w/ closet and a bath, as well as an addition in the back that has been added , that previous owners used for a 4 br. & 1 bath. This 900 SF is all cooled w/ window Ac . Main part of home offers 3/2 kitchen and laundry all open . All under roof 5 bedrooms 4 bath >

Key facts

• 0.27 acre lot
• Built 1984
• Listed 40 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Brick and wood siding construction
• Exterior features: Deck; On waterfront; Storage structure on property

Interior

• Kitchen: Oven; Cooktop; Range hood; Self-cleaning oven; Refrigerator
• Flooring: Carpet; Tile; Vinyl; Laminate
• Bathrooms: 4 full bathrooms
• Interior features: Ceiling fans; Walk-in closets; Eat-in kitchen; Additional storage; Double-pane windows; Wood-burning fireplace
• Laundry & utility: Laundry on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $70 ($839/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 $163k (20.6% below list).
• Recommended offer: $163k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Highlands Elementary School (math 54% / reading 70%, grade B, #53 of 627 statewide, top 9%, 565 students, 43% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools at 56% FRL track the district average.
• Zoned-school proficiency averages 41% at this address vs 29% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Dothan City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $158k; 30% 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 $162,692 (20.6% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $234,068
• List price: $205,000
• Delta: -12.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Roanoke Way	0.21mi	3/2.0	2,077 (+2%)	1mo	$230,000	$111	87
104 Roanoke Way	0.19mi	3/2.0	2,222 (+8%)	2mo	$237,000	$107	75
218 W Roxbury Rd	0.45mi	3/2.0	2,091 (+2%)	1mo	$290,000	$139	74
208 Forsythia Ln	0.53mi	3/2.0	2,090 (+2%)	3mo	$379,900	$182	69
106 Lilac Ln	0.43mi	3/2.0	1,905 (-7%)	2mo	$299,900	$157	67
106 Lilac Ln	0.43mi	3/2.0	1,905 (-7%)	2mo	$299,900	$157	67
414 Orchard Cir	0.67mi	3/2.5	2,100 (+3%)	4mo	$325,000	$155	59
531 Orchard Cir	0.47mi	4/2.5 (+1)	2,178 (+6%)	2mo	$374,900	$172	58
523 Orchard Cir	0.49mi	3/2.0	1,821 (-11%)	0mo	$290,000	$159	58
206 Belton Dr	0.53mi	4/2.0 (+1)	2,239 (+9%)	2mo	$246,000	$110	53
203 Fox Valley Dr	0.54mi	4/2.5 (+1)	2,205 (+8%)	5mo	$294,700	$134	51
103 Belton Dr	0.74mi	3/2.0	1,878 (-8%)	4mo	$220,000	$117	48

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-28,864
• Equity at exit: $30,566

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-19,802
• Equity at exit: $17,725

Cash invested: $57,400 (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 36305

• Home prices YoY: -25.7%
• Active inventory: 160
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $70

Break-even live

Break-even rent $1,538

Max offer price $205,000

Occupancy floor 91%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $205,000 Pending 40 DOM
2. 2026-06-15
   days on market $205,000 Active 40 DOM
3. 2026-06-14
   days on market $205,000 Active 38 DOM
4. 2026-06-12
   statusdays on market $205,000 Active 37 DOM
5. 2026-06-09
   days on market $205,000 Active Under Contract 34 DOM
6. 2026-06-08
   days on market $205,000 Active Under Contract 33 DOM
7. 2026-06-07
   days on market $205,000 Active Under Contract 32 DOM
8. 2026-06-05
   statusdays on market $205,000 Active Under Contract 29 DOM
9. 2026-06-03
   days on market $205,000 Active 28 DOM
10. 2026-06-02
    days on market $205,000 Active 27 DOM
11. 2026-06-01
    days on market $205,000 Active 26 DOM
12. 2026-05-31
    days on market $205,000 Active 25 DOM
13. 2026-05-30
    days on market $205,000 Active 24 DOM
14. 2026-05-06
    listed $220,000 Active 1199-char remark
15. 2023-12-21
    soldstatus $158,000 Closed 530-char remark

    Show marketing remark (530 chars)

    This 3/2 Or 4/3 The original home was approx. 1147 SF. The addition is approx. 900 total under roof 2047 per tax records. some is window ac and heating . w/ out proper heating and cooling . The single garage was converted to living space . A small office w/ closet and a bath, as well as an addition in the back that has been added , that previous owners used for a 4 br. & 1 bath. This 900 SF is all cooled w/ window Ac . Main part of home offers 3/2 kitchen and laundry all open . All under roof 5 bedrooms 4 bath >

16. 2023-11-09
    status Pending 530-char remark

    Show marketing remark (530 chars)

    This 3/2 Or 4/3 The original home was approx. 1147 SF. The addition is approx. 900 total under roof 2047 per tax records. some is window ac and heating . w/ out proper heating and cooling . The single garage was converted to living space . A small office w/ closet and a bath, as well as an addition in the back that has been added , that previous owners used for a 4 br. & 1 bath. This 900 SF is all cooled w/ window Ac . Main part of home offers 3/2 kitchen and laundry all open . All under roof 5 bedrooms 4 bath >

17. 2023-10-03
    listed $161,000 Active 530-char remark

    Show marketing remark (530 chars)

    This 3/2 Or 4/3 The original home was approx. 1147 SF. The addition is approx. 900 total under roof 2047 per tax records. some is window ac and heating . w/ out proper heating and cooling . The single garage was converted to living space . A small office w/ closet and a bath, as well as an addition in the back that has been added , that previous owners used for a 4 br. & 1 bath. This 900 SF is all cooled w/ window Ac . Main part of home offers 3/2 kitchen and laundry all open . All under roof 5 bedrooms 4 bath >

18. 2017-10-30
    soldstatus $149,000
19. 2017-10-26
    soldstatus $149,000

    Show marketing remark (124 chars)

    Awesome house in Chapelwood, brick. Priced to Sell. Four baths! Grandroom with fireplace, sunroom, and office or 4th bedroom

20. 2017-08-03
    listed $149,900

    Show marketing remark (124 chars)

    Awesome house in Chapelwood, brick. Priced to Sell. Four baths! Grandroom with fireplace, sunroom, and office or 4th bedroom

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$182/yr (+$15/mo · 27.6%)

ⓘ 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 3/10 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,523
• − Mortgage interest: −$11,483
• − Property taxes: −$659
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,964
• Taxable loss: −$2,731
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $1,495/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
• County: Houston County · 47,783 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 17,610
• Household income: $84,302
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 331.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2%

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: ▼ -54.33%
• Current HPI: 157.3685
• 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

+36.8% since first listed

11 events — show timeline

• 2026-06-15 Pending — SAMLS
• 2026-06-10 Relisted — SAMLS
• 2026-06-04 Contingent — SAMLS
• 2026-05-27 Price Changed $205,000 SAMLS
• 2026-05-06 Listed $220,000 SAMLS
• 2023-12-21 Sold (MLS) $158,000 SAMLS
• 2023-11-09 Pending — SAMLS
• 2023-10-03 Listed $161,000 SAMLS
• 2017-10-30 Sold (Public Records) $149,000 Public Records
• 2017-10-26 Sold (MLS) $149,000 SAMLS
• 2017-08-03 Listed $149,900 SAMLS

Property tax history

-3.0%/yr

Latest (2025): $659 · -52.5% YoY. Source: county tax records.