412-4 N Range St · Dothan, AL 36303

$91,900

3 bd · 1.5 ba · 1,152 sqft · Townhouse · 415 Days on market

Built 2004 Good condition 1,306 sqft lot $80/sqft · 54% below area

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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).

• Cash flow +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

Key facts

• Spacious townhome
• New flooring
• Appliances included

Tags

• SPACIOUS TOWNHOME
• NEW FLOORING
• PORCELAIN TILE
• CERAMIC TILE
• LUXURY PLANK FLOORING
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 233 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $635 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 415 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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 $59k; list at $92k implies a 56% gain — meaningful room to come down on a strong offer.

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 $80,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 415 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $199,900
• List price: $91,900
• Delta: -54.03%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,065
• Equity at exit: $13,703

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $25,839
• Equity at exit: $7,946

Cash invested: $25,732 (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 36303

• Active inventory: 233
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,378/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $282

Break-even live

Break-even rent $804

Max offer price $91,900

Occupancy floor 71%

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	0.54mi
806 S Ussery St Dothan, AL	3.0	1.0	934	$895	$0.96	43d	1	0.85mi
310 W Lafayette St Dothan, AL	3.0	1.0	1459	$995	$0.68	43d	1	0.91mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	43d	1	1.20mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	43d	1	1.20mi
1000 Fairlane Dr Dothan, AL	3.0	2.0	1500	$1,200	$0.80	43d	1	1.30mi
1301 Alexander Dr Dothan, AL	1.0–2.0	1.0–1.5	833	$795	$0.95	43d	1	1.31mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	43d	4	1.42mi
1581 E Selma St Aurora, AL	3.0	1.5	1426	$1,149	$0.81	43d	1	1.44mi
306 Mustang Dr Dothan, AL	3.0	1.0	1301	$1,050	$0.81	43d	1	1.49mi

Listing history 41 events

1. 2026-06-19
   days on market $91,900 Active 415 DOM
2. 2026-06-18
   days on market $91,900 Active 414 DOM
3. 2026-06-17
   days on market $91,900 Active 413 DOM
4. 2026-06-16
   days on market $91,900 Active 412 DOM
5. 2026-06-15
   days on market $91,900 Active 411 DOM
6. 2026-06-14
   days on market $91,900 Active 409 DOM
7. 2026-06-12
   days on market $91,900 Active 408 DOM
8. 2026-06-09
   days on market $91,900 Active 405 DOM
9. 2026-06-08
   days on market $91,900 Active 404 DOM
10. 2026-06-07
    days on market $91,900 Active 403 DOM
11. 2026-06-05
    days on market $91,900 Active 400 DOM
12. 2026-06-03
    days on market $91,900 Active 399 DOM
13. 2026-06-02
    days on market $91,900 Active 398 DOM
14. 2026-06-01
    days on market $91,900 Active 397 DOM
15. 2026-05-31
    days on market $91,900 Active 396 DOM
16. 2026-05-30
    days on market $91,900 Active 395 DOM
17. 2026-01-29
    status Active 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

18. 2026-01-29
    price $91,900 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

19. 2025-11-15
    status Active 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

20. 2025-10-31
    status Pending 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

21. 2025-07-28
    status Active 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

22. 2025-01-23
    status Active
23. 2024-07-29
    listed $92,500 Active 408-char remark

    Show marketing remark (408 chars)

    Built in 2004, this spacious townhome is located in downtown Dothan. Home features new flooring. Porcelain tile in the livingroom, ceramic tile in kitchen, carpet on stairwell and luxury plank flooring in bedrooms. Appliances included dishwasher, range and electric water heater. Convenient to shopping restaurants and churches and located just a few blocks from Dothan million dollar senior living facility.

24. 2024-01-12
    status Active
25. 2023-08-17
    status Active
26. 2023-08-17
    historical
27. 2023-08-11
    listed $92,500 Active
28. 2023-08-08
    soldstatus $59,000 Closed
29. 2023-06-22
    price $65,000
30. 2023-05-31
    price $70,000
31. 2023-05-19
    price $72,900
32. 2023-05-13
    status Active
33. 2023-03-09
    price $84,900
34. 2023-02-17
    status Active
35. 2022-11-30
    price $76,900
36. 2022-10-12
    price $79,900
37. 2022-09-13
    listed $84,900 Active
38. 2022-05-10
    listed $92,500 Active
39. 2017-06-29
    soldstatus $14,000
40. 2017-01-24
    listed $22,700
41. 2017-01-24
    listed $22,700

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

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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,925
• − Mortgage interest: −$5,148
• − Property taxes: −$1,378
• − Insurance: −$460
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,673
• Taxable income: $2,038
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,891/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 · 11 photos

Good 75/100 Cosmetic rehab

This townhouse, built in 2004, offers a good condition with new flooring and fresh paint. It's located in a desirable downtown area with easy access to amenities. Minor repairs and maintenance are needed, but the property is move-in ready.

Repairs flagged

• Minor Landscaping — Overgrown grass needs trimming
• Minor Exterior paint — No visible damage

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass needs trimming	Minor	$500–3,000
Exterior paint · No visible damage	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,173
• Household income: $54,147
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1156.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -121.35%
• Current HPI: 182.6482
• 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

+304.8% since first listed

25 events — show timeline

• 2026-01-29 Relisted — SAMLS
• 2026-01-29 Price Changed $91,900 SAMLS
• 2025-11-15 Relisted — SAMLS
• 2025-10-31 Pending — SAMLS
• 2025-07-28 Relisted — SAMLS
• 2025-01-23 Relisted — SAMLS
• 2024-07-29 Listed $92,500 SAMLS
• 2024-01-12 Relisted — SAMLS
• 2023-08-17 Relisted — SAMLS
• 2023-08-17 Delisted — SAMLS
• 2023-08-11 Listed $92,500 SAMLS
• 2023-08-08 Sold (MLS) $59,000 SAMLS
• 2023-06-22 Price Changed $65,000 SAMLS
• 2023-05-31 Price Changed $70,000 SAMLS
• 2023-05-19 Price Changed $72,900 SAMLS
• 2023-05-13 Relisted — SAMLS
• 2023-03-09 Price Changed $84,900 SAMLS
• 2023-02-17 Relisted — SAMLS
• 2022-11-30 Price Changed $76,900 SAMLS
• 2022-10-12 Price Changed $79,900 SAMLS
• 2022-09-13 Listed $84,900 SAMLS
• 2022-05-10 Listed $92,500 SAMLS
• 2017-06-29 Sold (MLS) $14,000 SAMLS
• 2017-01-24 Listed $22,700 WBR
• 2017-01-24 Listed $22,700 MAAR