124 Red Deer Trace Unit 6 · Dothan, AL 36301

$197,900

3 bd · 2.5 ba · 1,430 sqft · Condo · 95 Days on market

Built 2026 Excellent condition Garage $100/mo HOA · 5% of rent ↓ 2% since listing

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +4.0/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 124 Red Deer Trace Unit 1 at our Buckhead community featuring two-story Townhomes in Dothan, Alabama. These townhomes offer 3-bedrooms, 2.5-bathrooms, and 1-car garage with over 1,400 square feet of living space. When you enter the home, you'll be greeted by an open-concept first floor with a great room, dining area, and kitchen. The kitchen features quartz countertops, stainless steel appliances and a spacious walk-in pantry which are sure to make meal prep easy. The island is the perfect spot for your guests to sit and visit. Walking through the home, you can enter the 1-car garage near the kitchen. The first floor also features a powder room and outdoor patio looking out to your backyard. As we head up to the second floor, we are greeted to your right with the primary bedroom that features a bathroom as well as two additional bedrooms, a full bathroom, and a laundry area. In every bedroom you'll have carpeted floors and a closet. Whether these rooms become bedrooms, office spaces, or other bonus rooms, there is sure to be comfort. All of Buckhead Townhomes includes a Home is Connected smart home technology package which allows you to control your home with your smart device while near or away. Pictures may be of a similar home and not necessarily of the subject property and are representational only. Call or text us to learn more about our builder incentives with preferred lender!

Key facts

• Quartz countertops
• Outdoor patio
• $100 HOA

Tags

• OPEN-CONCEPT FIRST FLOOR
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS WALK-IN PANTRY
• OUTDOOR PATIO

🏗️ New construction. The $197,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $210,601.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $198k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-65 ($-778/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (4.7% below list).
• Recommended offer: $180k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.7% in Dothan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Heard Elementary School (math 22% / reading 52%, grade F, #267 of 627 statewide, top 45%, 338 students, 75% 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 74% FRL vs 59% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 690 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).
• At $1,887/mo this rent would consume 46% of the median local household income ($49k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 95 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $180,089 (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 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $210,601
• List price: $197,900
• Delta: -6.03%
• 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
123 Jennie Dr	0.13mi	3/2.0	1,450 (+1%)	0mo	$230,000	$159	90
317-2 Hidden Creek Cir	0.25mi	2/2.0 (-1)	1,320 (-8%)	2mo	$205,000	$155	67
306 Hidden Cir #2	0.29mi	2/2.0 (-1)	1,587 (+11%)	3mo	$255,000	$161	59
212 Hidden Cir	0.28mi	2/2.0 (-1)	1,250 (-13%)	4mo	$232,000	$186	56
302 Hidden Creek Cir Unit 3 Cir	0.29mi	2/2.0 (-1)	1,133 (-21%)	2mo	$180,000	$159	53
100 Danny Ln	1.18mi	3/2.0	1,597 (+12%)	1mo	$230,000	$144	43
105 Tuscany Ln	0.71mi	3/2.0	1,619 (+13%)	2mo	$239,000	$148	41
105 Kieran Trce	0.76mi	3/2.0	1,618 (+13%)	3mo	$270,900	$167	39
102 Gwinnett Pl	1.08mi	3/2.0	1,656 (+16%)	0mo	$253,000	$153	38
107 Lamar Ln	1.23mi	3/2.0	1,674 (+17%)	1mo	$239,000	$143	37
109 Hillman St	1.44mi	3/2.0	1,221 (-15%)	3mo	$161,000	$132	36
502 Pinecrest Dr	1.29mi	3/2.0	1,685 (+18%)	3mo	$173,000	$103	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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-38,164
• Equity at exit: $31,401

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-38,183
• Equity at exit: $18,209

Cash invested: $58,968 (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: 690
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,104
• Tax est. 1.5%: −$263 /mo · $3,159/yr
• Insurance: −$88
• HOA: −$100
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-65

Break-even live

Break-even rent $1,969

Max offer price $201,223

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $8	+0% $-65	+5% $-138	+10% $-210
Rent	-10% $-214	-5% $-139	+0% $-65	+5% $10	+10% $84
Rate	-1.0pp $41	-0.5pp $-11	base $-65	+0.5pp $-119	+1.0pp $-175

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: $52,650
• Closing costs: $6,318
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Jennie Dr Dothan, AL	3.0	2.5	1464	$1,800	$1.23	10d	1	0.05mi
109 Jennie Dr Dothan, AL	3.0	2.0	1416	$2,379	$1.68	10d	1	0.07mi
306 Hidden Creek Cir #1 Dothan, AL	2.0	2.0	1233	$1,450	$1.18	184d	1	0.31mi
408 Sprucepine Rd Dothan, AL	3.0	2.0	1700	$1,750	$1.03	10d	1	0.89mi
516 Sprucepine Rd Dothan, AL	4.0	2.0	1650	$1,700	$1.03	44d	1	0.91mi
103 Thistlewood Dr Dothan, AL	3.0	2.0	1493	$1,450	$0.97	12d	1	0.97mi
120 Thistlewood Dr Headland, AL	3.0	2.0	1276	$1,350	$1.06	47d	1	1.00mi
108 Hidden Sunset Dr Dothan, AL	3.0	3.0	1358	$1,500	$1.10	15d	1	1.01mi
31 Trillium Cir Dothan, AL	1.0–3.0	1.0–2.0	922	$1,365	$1.48	0d	22	1.03mi
2004 Roebuck St Dothan, AL	3.0	1.5	1609	$1,175	$0.73	184d	1	1.13mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	184d	1	1.30mi
1600 Woodland Dr Dothan, AL	3.0	2.0	1377	$1,250	$0.91	34d	1	1.36mi
1002 Tate Dr Dothan, AL	2.0	2.5	1240	$875	$0.71	44d	1	1.40mi

Property features AI

Finance

• Other: Subdivision: Buckhead Townhomes
• HOA & community: Monthly association fee of $100

Exterior

• Parking: Attached garage with garage door openerOne covered parking space (one garage space)
• Security: Fire sprinkler systemSmoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: TownhouseTwo levelsNew construction
• Construction: Vinyl sidingBuilt as new construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: OvenSelf-cleaning ovenRangeMicrowaveDishwasherElectric water heater
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Interior features: PantryWalk-in closet(s)Entrance foyerEat-in kitchenDouble pane windowsNo fireplace
• Laundry & utility: Laundry inside on upper level

HOA detail $100/mo · $1,200/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $197,900 Active 95 DOM
2. 2026-11-07
   days on market $197,900 Active 94 DOM
3. 2026-11-06
   days on market $197,900 Active 93 DOM
4. 2026-11-05
   days on market $197,900 Active 92 DOM
5. 2026-11-04
   days on market $197,900 Active 91 DOM
6. 2026-11-02
   days on market $197,900 Active 89 DOM
7. 2026-11-01
   days on market $197,900 Active 88 DOM
8. 2026-10-31
   days on market $197,900 Active 87 DOM
9. 2026-10-30
   days on market $197,900 Active 86 DOM
10. 2026-10-29
    days on market $197,900 Active 85 DOM
11. 2026-10-28
    days on market $197,900 Active 84 DOM
12. 2026-10-27
    days on market $197,900 Active 83 DOM
13. 2026-10-26
    days on market $197,900 Active 82 DOM
14. 2026-10-25
    days on market $197,900 Active 81 DOM
15. 2026-10-24
    days on market $197,900 Active 80 DOM
16. 2026-10-23
    days on market $197,900 Active 79 DOM
17. 2026-10-22
    days on market $197,900 Active 78 DOM
18. 2026-10-22
    price $197,900 Active 77 DOM
19. 2026-10-21
    days on market $199,900 Active 77 DOM
20. 2026-10-20
    days on market $199,900 Active 76 DOM
21. 2026-10-19
    days on market $199,900 Active 75 DOM
22. 2026-10-18
    days on market $199,900 Active 74 DOM
23. 2026-10-17
    days on market $199,900 Active 73 DOM
24. 2026-10-16
    days on market $199,900 Active 72 DOM
25. 2026-10-15
    days on market $199,900 Active 71 DOM
26. 2026-10-14
    days on market $199,900 Active 70 DOM
27. 2026-10-13
    days on market $199,900 Active 69 DOM
28. 2026-10-12
    days on market $199,900 Active 68 DOM
29. 2026-10-11
    days on market $199,900 Active 67 DOM
30. 2026-10-10
    days on market $199,900 Active 66 DOM
31. 2026-10-09
    days on market $199,900 Active 65 DOM
32. 2026-10-08
    days on market $199,900 Active 64 DOM
33. 2026-10-07
    days on market $199,900 Active 63 DOM
34. 2026-10-06
    days on market $199,900 Active 62 DOM
35. 2026-10-05
    statusdays on marketlisting id $199,900 Active 61 DOM
36. 2026-09-27
    statusdays on marketlisting id $199,900 Pending 25 DOM
37. 2026-09-26
    days on market $199,900 Active 52 DOM
38. 2026-09-25
    days on market $199,900 Active 51 DOM
39. 2026-09-24
    days on market $199,900 Active 50 DOM
40. 2026-09-24
    statusdays on marketlisting id $199,900 Active 49 DOM
41. 2026-09-22
    statusdays on marketlisting id $199,900 Pending 25 DOM
42. 2026-09-21
    days on market $199,900 Active 47 DOM
43. 2026-09-20
    statusdays on marketlisting id $199,900 Active 46 DOM
44. 2026-09-16
    statusdays on marketlisting id $199,900 Pending 25 DOM
45. 2026-09-15
    statusdays on marketlisting id $199,900 Active 41 DOM
46. 2026-09-11
    statusdays on marketlisting id $199,900 Pending 25 DOM
47. 2026-09-05
    days on market $199,900 Active 31 DOM
48. 2026-09-04
    days on market $199,900 Active 30 DOM
49. 2026-09-03
    days on market $199,900 Active 29 DOM
50. 2026-09-02
    days on market $199,900 Active 28 DOM

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

Taxation est. · year 1

• Rental income: $22,642
• − Mortgage interest: −$11,797
• − Property taxes: −$3,159
• − Insurance: −$1,053
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$1,200
• − Depreciation: −$6,127
• Taxable loss: −$4,316
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $258/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 · 30 photos

Excellent 100/100 None rehab

This well-maintained townhouse is move-in ready with excellent condition and potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Heard Elementary School F AL #267/627 Nat'l #21,438/41,679 Middle Dothan Preparatory Academy F AL #163/257 Nat'l #10,338/14,009 High Dothan High School F AL #163/305 Nat'l #14,027/17,239

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

C Composite livability gradescore 64/100

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 · 110,280 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 38,627
• Household income: $49,124
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 9% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 4%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Subdivision: Buckhead Townhomes
• HOA & community: Monthly association fee of $100

Exterior

• Parking: Attached garage with garage door openerOne covered parking space (one garage space)
• Security: Fire sprinkler systemSmoke detector(s)
• Utilities: Public waterPublic sewerCable available
• Home design: TownhouseTwo levelsNew construction
• Construction: Vinyl sidingBuilt as new construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: OvenSelf-cleaning ovenRangeMicrowaveDishwasherElectric water heater
• Flooring: CarpetVinyl
• Bathrooms: Two full bathroomsOne half bathroom
• Interior features: PantryWalk-in closet(s)Entrance foyerEat-in kitchenDouble pane windowsNo fireplace
• Laundry & utility: Laundry inside on upper level

Price history

-1.8% since first listed

11 events — show timeline

• 2026-08-21 Price Changed $212,900 SAMLS
• 2026-08-05 Listed $199,900 SAMLS
• 2026-08-05 Listed $199,900 SAMLS
• 2026-08-04 Listed $214,900 SAMLS
• 2026-06-12 Pending — SAMLS
• 2026-06-09 Listed $199,900 SAMLS
• 2026-06-08 Listed $199,900 SAMLS
• 2026-05-27 Price Changed $199,900 SAMLS
• 2026-05-27 Price Changed $214,900 SAMLS
• 2026-05-05 Listed $214,900 SAMLS
• 2026-05-05 Listed $216,900 SAMLS