136 Mellissa St · Dothan, AL 36350

$145,000

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 3 Days on market

Built 1999 0.38 ac lot Est $160k · 9% 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 +24.7/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Immaculate and ready to move-In. Split bedroom plan. All kitchen appliances remain. Updated bathrooms. Nice open floor plan. Nice 20x24 detached workshop. Average Utilities $120 Electric Alabama Power and Napier Field Water $25. Dothan Trash $15 a month.

Key facts

• Detached shop
• 0.38 acre lot
• Garage

Tags

• DETACHED SHOP

Property features AI

Exterior

• Parking: Attached garage; 1 covered parking space (1 total parking space)
• Utilities: Public water (see remarks); Septic tank; Cable connected
• Home design: Single family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; Storage structure; On the waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closet(s); Aluminum window frames; Double-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Cap rate 8.8% 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: 75 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

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 $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $160,174
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Melissa St	0.09mi	3/1.5	1,404 (+4%)	8mo	$167,000	$119	80
106 Rodney St	0.14mi	3/2.0	1,404 (+4%)	18mo	$155,000	$110	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $98,113
• Equity at exit: $130,627

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $273,691
• Equity at exit: $281,703

Cash invested: $40,600 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $302

Break-even live

Break-even rent $1,087

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-25
   listed $145,000 Active
2. 2014-09-12
   soldstatus $197,950
3. 2014-08-29
   soldstatus $96,900 254-char remark

   Show marketing remark (254 chars)

   Immaculate and ready to move-In. Split bedroom plan. All kitchen appliances remain. Updated bathrooms. Nice open floor plan. Nice 20x24 detached workshop. Average Utilities $120 Electric Alabama Power and Napier Field Water $25. Dothan Trash $15 a month.

4. 2014-07-20
   listed $99,900 254-char remark

   Show marketing remark (254 chars)

   Immaculate and ready to move-In. Split bedroom plan. All kitchen appliances remain. Updated bathrooms. Nice open floor plan. Nice 20x24 detached workshop. Average Utilities $120 Electric Alabama Power and Napier Field Water $25. Dothan Trash $15 a month.

5. 2014-07-18
   listed $99,900
6. 2014-07-18
   listed $99,900
7. 2007-03-30
   soldstatus $93,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$140/yr (+$12/mo · 30.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,625
• − Mortgage interest: −$8,122
• − Property taxes: −$455
• − Insurance: −$725
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,218
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,311/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): 7,675

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.34%
• Current HPI: 219.7326
• 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

+55.9% since first listed

7 events — show timeline

• 2026-05-25 Listed $145,000 SAMLS
• 2014-09-12 Sold (Public Records) $197,950 Public Records
• 2014-08-29 Sold (MLS) $96,900 SAMLS
• 2014-07-20 Listed $99,900 SAMLS
• 2014-07-18 Listed $99,900 MAAR
• 2014-07-18 Listed $99,900 WBR
• 2007-03-30 Sold (Public Records) $93,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $455 · +7.4% YoY. Source: county tax records.