2613 Denton Rd · Dothan, AL 36303

$159,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 280 Days on market

Built 1959 Fair condition 0.82 ac lot $99/sqft · 15% below area Est $187k · 15% 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 +28.5/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 2 bathroom home offering comfort, space, and convenience. Inside, you'll find a bright and open floor plan with plenty of room for family gatherings and entertaining. The kitchen is functional and centrally located, flowing easily into the dining and living areas. The master suite includes its own private bathroom, while three additional bedrooms provide plenty of space for family, guests, or a home office. Outside, the property features a large yard with room to relax, play, or entertain. Conveniently located on Denton Rd, this home offers quick access to shopping, dining, schools, and all that Dothan has to offer. Perfect for families, first-time homebuyers, or those looking for extra space at an affordable price.

Key facts

• Open floor plan
• Large yard
• 0.82 acre lot

Tags

• OPEN FLOOR PLAN
• LARGE YARD
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING
• QUICK ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

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: Morris Slingluff Elementary School (math 8% / reading 22%, grade F, #508 of 627 statewide, top 84%, 290 students, 94% FRL); Girard Intermediate School (math 2% / reading 20%, grade F, #560 of 627 statewide, top 90%, 321 students, 95% FRL); Dothan High School (math 16% / reading 24%, grade F, #163 of 305 statewide, top 54%, 1,454 students, 70% FRL) — zoned schools average 86% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Dothan City average; the district grade overstates school quality for this exact location.
• Market conditions: 234 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $159k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.94%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $187,260
• List price: $159,000
• Delta: -15.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2804 Heritage Dr	0.26mi	3/2.0 (-1)	1,618 (+1%)	16mo	$178,000	$110	68
1706 Briarwood Dr	0.39mi	3/2.0 (-1)	1,664 (+4%)	12mo	$169,000	$102	60
412 Londonberry Dr	0.50mi	3/2.0 (-1)	1,669 (+4%)	13mo	$229,000	$137	53
153 Heyward Dr	0.63mi	3/2.0 (-1)	1,456 (-9%)	2mo	$235,000	$161	49
213 Londonberry Dr	0.67mi	3/2.0 (-1)	1,680 (+5%)	7mo	$235,000	$140	49
105 Montreat Ct	0.75mi	3/2.0 (-1)	1,664 (+4%)	7mo	$225,000	$135	48
106 Candle Brook Dr	0.51mi	3/2.5 (-1)	1,409 (-12%)	4mo	$165,000	$117	46
164 Candlebrook Dr	0.67mi	3/2.5 (-1)	1,376 (-14%)	3mo	$169,000	$123	36
132 Montreat Ct	0.66mi	3/2.0 (-1)	1,421 (-11%)	16mo	$199,900	$141	32
132 Montreat Ct	0.66mi	3/2.0 (-1)	1,421 (-11%)	16mo	$199,900	$141	32
161 Heyward Dr	0.66mi	3/2.0 (-1)	1,461 (-9%)	22mo	$200,000	$137	31
124 Heyward Dr	0.55mi	3/2.0 (-1)	1,372 (-14%)	20mo	$182,000	$133	29

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,199
• Equity at exit: $23,707

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $48,800
• Equity at exit: $13,747

Cash invested: $44,520 (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: 234
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $517

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 70%

Sensitivity live

Price	-10% $627	-5% $572	+0% $517	+5% $462	+10% $407
Rent	-10% $355	-5% $436	+0% $517	+5% $598	+10% $679
Rate	-1.0pp $597	-0.5pp $558	base $517	+0.5pp $476	+1.0pp $434

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Harness Cv Dothan, AL	3.0	2.0	1387	$1,399	$1.01	45d	1	0.31mi
153 Heyward Dr Dothan, AL	3.0	2.0	1456	$3,800	$2.61	45d	1	0.60mi

Listing history 13 events

1. 2026-06-21
   days on market $159,000 Active 280 DOM
2. 2026-06-19
   days on market $159,000 Active 278 DOM
3. 2026-06-18
   days on market $159,000 Active 277 DOM
4. 2026-06-17
   days on market $159,000 Active 276 DOM
5. 2026-06-16
   days on market $159,000 Active 275 DOM
6. 2026-06-15
   days on market $159,000 Active 274 DOM
7. 2026-06-14
   days on market $159,000 Active 272 DOM
8. 2026-06-12
   status $159,000 Active 271 DOM
9. 2025-12-19
   price $159,000 745-char remark

   Show marketing remark (745 chars)

   Spacious 4 bedroom, 2 bathroom home offering comfort, space, and convenience. Inside, you'll find a bright and open floor plan with plenty of room for family gatherings and entertaining. The kitchen is functional and centrally located, flowing easily into the dining and living areas. The master suite includes its own private bathroom, while three additional bedrooms provide plenty of space for family, guests, or a home office. Outside, the property features a large yard with room to relax, play, or entertain. Conveniently located on Denton Rd, this home offers quick access to shopping, dining, schools, and all that Dothan has to offer. Perfect for families, first-time homebuyers, or those looking for extra space at an affordable price.

10. 2025-08-30
    listed $169,000 Active 745-char remark

    Show marketing remark (745 chars)

    Spacious 4 bedroom, 2 bathroom home offering comfort, space, and convenience. Inside, you'll find a bright and open floor plan with plenty of room for family gatherings and entertaining. The kitchen is functional and centrally located, flowing easily into the dining and living areas. The master suite includes its own private bathroom, while three additional bedrooms provide plenty of space for family, guests, or a home office. Outside, the property features a large yard with room to relax, play, or entertain. Conveniently located on Denton Rd, this home offers quick access to shopping, dining, schools, and all that Dothan has to offer. Perfect for families, first-time homebuyers, or those looking for extra space at an affordable price.

11. 2021-02-12
    soldstatus $76,000 245-char remark

    Show marketing remark (245 chars)

    Affordable and Spacious. .. sitting on . 79 acres. This home packs a LOT of square footage for very little investment. New Vinyl Plank floors in home! Wood Burning fireplace, Laundry Room. This charming home is just waiting for the right owner!

12. 2020-11-05
    listed $85,000 245-char remark

    Show marketing remark (245 chars)

    Affordable and Spacious. .. sitting on . 79 acres. This home packs a LOT of square footage for very little investment. New Vinyl Plank floors in home! Wood Burning fireplace, Laundry Room. This charming home is just waiting for the right owner!

13. 2019-12-23
    soldstatus $40,000

ⓘ 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 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,545
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$4,625
• Taxable income: $3,906
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $5,267/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with some cosmetic updates that could significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Some discoloration on walls
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Resale Painting and touch-up — Fresh paint can make a significant difference in curb appeal
• Rental Landscaping — Well-maintained landscaping can attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on walls	Minor	$500–3,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting and touch-up — Fresh paint can make a significant difference in curb appeal ↑
• Rental Landscaping — Well-maintained landscaping can attract more renters ↑

ⓘ 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

+297.5% since first listed

5 events — show timeline

• 2025-12-19 Price Changed $159,000 SAMLS
• 2025-08-30 Listed $169,000 SAMLS
• 2021-02-12 Sold (MLS) $76,000 WBR
• 2020-11-05 Listed $85,000 WBR
• 2019-12-23 Sold (MLS) $40,000 SAMLS