211 Massee Dr · Dothan, AL 36301

$95,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 100 Days on market

Built 1956 0.26 ac lot $90/sqft · 6% below area Est $102k · 6% 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 +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 3 bed, 1 bath home with 1,056 sq ft in the heart of Dothan. Perfect for a starter home or an investment property, this centrally located home offers convenient access to shopping, dining, and schools.

Key facts

• 0.26 acre lot
• Garage
• Built 1956

Tags

• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-45 ($-539/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (8.4% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 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: Dothan Preparatory Academy (math 12% / reading 38%, grade F, #163 of 257 statewide, top 64%, 1,133 students, 78% FRL) — zoned schools average 78% FRL vs 59% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $657 of loan paydown is wiped out by about $3k 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 100 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $86,450 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $101,523
• List price: $95,000
• Delta: -6.43%
• 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
402 Reid Dr	0.27mi	3/1.0	1,025 (-3%)	8mo	$76,900	$75	76
311 Massee Dr	0.21mi	3/1.0	1,000 (-5%)	13mo	$69,166	$69	70
507 Hill St	0.14mi	2/1.0 (-1)	1,082 (+2%)	20mo	$130,000	$120	68
114 Massee Dr	0.15mi	3/2.0	1,015 (-4%)	18mo	$99,000	$98	67
114 Massee Dr	0.15mi	3/2.0	1,015 (-4%)	18mo	$99,000	$98	67
2205 Aberdeen Rd	0.42mi	3/2.0	1,080 (+2%)	7mo	$135,000	$125	67
1773 S St Andrews St	0.49mi	2/1.0 (-1)	1,089 (+3%)	6mo	$111,500	$102	61
1201 Andrew St	0.63mi	3/1.0	1,058 (+0%)	16mo	$110,000	$104	57
123 Hedstrom Dr	0.65mi	3/1.0	1,024 (-3%)	10mo	$109,500	$107	56
312 Madison Ave	0.54mi	2/1.0 (-1)	996 (-6%)	8mo	$104,000	$104	54
315 Pleasant Rd	0.68mi	3/2.0	1,140 (+8%)	11mo	$102,000	$89	42
707 S Range St	0.74mi	3/1.5	986 (-7%)	20mo	$80,000	$81	36

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-18,026
• Equity at exit: $14,165

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-18,450
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$498
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-45

Break-even live

Break-even rent $1,266

Max offer price $87,063

Occupancy floor 99%

Sensitivity live

Price	-10% $9	-5% $-18	+0% $-45	+5% $-72	+10% $-99
Rent	-10% $-140	-5% $-93	+0% $-45	+5% $3	+10% $51
Rate	-1.0pp $3	-0.5pp $-21	base $-45	+0.5pp $-70	+1.0pp $-95

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Jonathan St Dothan, AL	3.0	1.5	1318	$1,300	$0.99	45d	1	0.79mi
1000 Fairlane Dr Dothan, AL	3.0	2.0	1500	$1,200	$0.80	45d	1	0.86mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	45d	1	0.91mi
306 Mustang Dr Dothan, AL	3.0	1.0	1301	$1,050	$0.81	45d	1	0.93mi
1301 Alexander Dr Dothan, AL	1.0–2.0	1.0–1.5	833	$795	$0.95	45d	1	1.10mi
1581 E Selma St Aurora, AL	3.0	1.5	1426	$1,149	$0.81	45d	1	1.18mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	45d	1	1.23mi
31 Trillium Cir Dothan, AL	1.0–3.0	1.0–2.0	958	$1,290	$1.35	45d	15	1.24mi
2211 Shannondoah Dr Dothan, AL	3.0	2.0	1409	$1,450	$1.03	45d	1	1.28mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	45d	1	1.30mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	45d	1	1.39mi

Listing history 27 events

1. 2026-06-22
   days on market $95,000 Active 100 DOM
2. 2026-06-21
   days on market $95,000 Active 99 DOM
3. 2026-06-19
   days on market $95,000 Active 97 DOM
4. 2026-06-18
   days on market $95,000 Active 96 DOM
5. 2026-06-17
   days on market $95,000 Active 95 DOM
6. 2026-06-16
   days on market $95,000 Active 94 DOM
7. 2026-06-15
   days on market $95,000 Active 93 DOM
8. 2026-06-14
   days on market $95,000 Active 91 DOM
9. 2026-06-12
   days on market $95,000 Active 90 DOM
10. 2026-06-09
    days on market $95,000 Active 87 DOM
11. 2026-06-08
    days on market $95,000 Active 86 DOM
12. 2026-06-07
    days on market $95,000 Active 85 DOM
13. 2026-06-05
    days on market $95,000 Active 82 DOM
14. 2026-06-03
    days on market $95,000 Active 81 DOM
15. 2026-06-02
    days on market $95,000 Active 80 DOM
16. 2026-06-01
    days on market $95,000 Active 79 DOM
17. 2026-05-31
    days on market $95,000 Active 78 DOM
18. 2026-05-30
    days on market $95,000 Active 77 DOM
19. 2026-05-14
    price $95,000 209-char remark

    Show marketing remark (209 chars)

    Charming 3 bed, 1 bath home with 1,056 sq ft in the heart of Dothan. Perfect for a starter home or an investment property, this centrally located home offers convenient access to shopping, dining, and schools.

20. 2026-03-23
    status Active 209-char remark

    Show marketing remark (209 chars)

    Charming 3 bed, 1 bath home with 1,056 sq ft in the heart of Dothan. Perfect for a starter home or an investment property, this centrally located home offers convenient access to shopping, dining, and schools.

21. 2026-03-16
    status Pending 209-char remark

    Show marketing remark (209 chars)

    Charming 3 bed, 1 bath home with 1,056 sq ft in the heart of Dothan. Perfect for a starter home or an investment property, this centrally located home offers convenient access to shopping, dining, and schools.

22. 2026-03-08
    listed $99,000 Active 209-char remark

    Show marketing remark (209 chars)

    Charming 3 bed, 1 bath home with 1,056 sq ft in the heart of Dothan. Perfect for a starter home or an investment property, this centrally located home offers convenient access to shopping, dining, and schools.

23. 2025-09-04
    listed $110,000 Active
24. 2015-08-31
    soldstatus $35,000
25. 2014-07-29
    listed $55,000
26. 2013-12-04
    listed $60,000
27. 2013-12-04
    listed $60,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $431 · $36/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 AE · 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,511
• − Mortgage interest: −$5,321
• − Property taxes: −$431
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,764
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $-78/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

+58.3% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $95,000 SAMLS
• 2026-03-23 Relisted — SAMLS
• 2026-03-16 Pending — SAMLS
• 2026-03-08 Listed $99,000 SAMLS
• 2025-09-04 Listed $110,000 SAMLS
• 2015-08-31 Sold (MLS) $35,000 SAMLS
• 2014-07-29 Listed $55,000 SAMLS
• 2013-12-04 Listed $60,000 MAAR
• 2013-12-04 Listed $60,000 WBR

Property tax history

+2.0%/yr

Latest (2025): $431 · +6.8% YoY. Source: county tax records.