46 Dogwood · Dothan, AL 36350

$204,900

4 bd · 1.0 ba · 1,591 sqft · SingleFamily public records · 20 Days on market

Built 1977 0.36 ac lot Est $250k · 18% under

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming ranch rambler offers a spacious and comfortable living experience in a convenient location. The home boasts a bright and inviting living room with large windows, a cozy kitchen with plenty of counter space and cupboards, a master bedroom with its own private en suite bathroom, three additional bedrooms, and a full bathroom. Outside, you'll find a generously-sized backyard with plenty of green space, as well as an additional storage building. This property is an ideal choice for those who are looking for a comfortable, easy-to-maintain home convenient to Dothan's Northside shopping and restaurants. Current owners to complete new paint throughout home and flooring in bedrooms prior to closing.

Key facts

• Quiet cul-de-sac
• Large backyard
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• LARGE BACKYARD
• QUIET CUL-DE-SAC
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Septic tank
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Covered patio/porch; On waterfront; Storage structure on property

Interior

• Kitchen: Dishwasher; Freezer; Oven; Range; Range hood; Refrigerator; Water purifier; Electric water heater
• Flooring: Vinyl; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Eat-in kitchen; Double pane windows; Wood-burning fireplace (1)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $30 ($356/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 $155k (24.1% below list).
• Recommended offer: $155k (24.1% below list) — sets the bar for 1% rule.

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.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dale County High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 417 students, 73% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 40% district-wide (-24 pts) — the specific schools serving this property underperform the Dale County average; the district grade overstates school quality for this exact location.
• 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 $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 8 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 $160k; 28% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,420 (24.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $249,787
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Elkwood Dr	0.09mi	3/2.0 (-1)	1,500 (-6%)	18mo	$188,000	$125	62
221 Oakwood Dr	0.20mi	3/2.0 (-1)	1,455 (-8%)	10mo	$215,000	$148	59
214 Elkwood	0.18mi	3/2.0 (-1)	1,400 (-12%)	10mo	$220,000	$157	54
214 Elkwood Dr	0.18mi	3/2.0 (-1)	1,400 (-12%)	10mo	$220,000	$157	54

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $113,371
• Equity at exit: $184,590

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $332,156
• Equity at exit: $398,076

Cash invested: $57,372 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $30

Break-even live

Break-even rent $1,517

Max offer price $204,900

Occupancy floor 93%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $204,900 Active 20 DOM
2. 2026-06-18
   days on market $204,900 Active 19 DOM
3. 2026-06-17
   days on market $204,900 Active 18 DOM
4. 2026-06-16
   days on market $204,900 Active 17 DOM
5. 2026-06-15
   days on market $204,900 Active 16 DOM
6. 2026-06-14
   days on market $204,900 Active 14 DOM
7. 2026-06-12
   days on market $204,900 Active 13 DOM
8. 2026-06-09
   days on market $204,900 Active 10 DOM
9. 2026-06-08
   days on market $204,900 Active 9 DOM
10. 2026-06-07
    days on market $204,900 Active 8 DOM
11. 2026-06-05
    days on market $204,900 Active 5 DOM
12. 2026-06-03
    days on market $204,900 Active 4 DOM
13. 2026-06-02
    days on market $204,900 Active 3 DOM
14. 2026-06-01
    days on market $204,900 Active 2 DOM
15. 2026-05-31
    remarks 538-char remark
16. 2026-05-30
    remarks 537-char remark
17. 2026-05-30
    listed $204,900 Active 1 DOM

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $459 · $38/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$381/yr (+$32/mo · 82.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $18,650
• − Mortgage interest: −$11,478
• − Property taxes: −$459
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$5,961
• Taxable loss: −$3,256
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,137/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 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

• City population: 425
• 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

+115.7% since first listed

17 events — show timeline

• 2026-05-30 Listed $204,900 SAMLS
• 2026-03-16 Sold (Public Records) $160,000 Public Records
• 2023-05-02 Sold (Public Records) $150,000 Public Records
• 2023-04-10 Listed $159,900 SAMLS
• 2023-04-05 Sold (MLS) $150,000 SAMLS
• 2023-04-05 Sold (MLS) $150,000 SAMLS
• 2023-02-16 Price Changed $159,900 SAMLS
• 2023-02-06 Listed $162,000 SAMLS
• 2020-07-27 Sold (Public Records) $96,000 Public Records
• 2020-07-17 Sold (MLS) $96,000 SAMLS
• 2016-12-05 Sold (MLS) $65,000 SAMLS
• 2016-10-02 Listed $70,000 SAMLS
• 2015-01-05 Listed $95,900 MAAR
• 2015-01-05 Listed $95,900 WBR
• 2013-09-25 Listed $105,000 WBR
• 2013-09-25 Listed $105,000 MAAR
• 2010-11-09 Sold (Public Records) $95,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $459 · +5.0% YoY. Source: county tax records.