703 Moorehouse Dr · Dothan, AL 36303

$74,500

3 bd · 1.5 ba · 1,354 sqft · SingleFamily public records · 43 Days on market

Built 1981 0.25 ac lot $55/sqft · at area comps Est $72k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1.5 Bath home with lots of potential. Centrally located in Dothan and close to schools, shopping and entertainment.

Key facts

• Close to schools
• Centrally located
• Close to shopping

Tags

• CENTRALLY LOCATED
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Storage; Fenced yard (full)

Interior

• Flooring: Concrete; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central air conditioning; Electric cooling; Window unit(s)
• Interior features: Electric water heater; Concrete and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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; 2 comparable units currently listed for rent nearby; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $515 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

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 $72,265 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.13% ✓
• Cap rate: 19.38%
• Cash-on-cash: 46.73%
• DSCR: 3.08
• GRM: 3.9

CMA / ARV

• ARV (median comp): $72,469
• List price: $74,500
• Delta: 2.80%
• 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
1001 Meharis Cir	0.16mi	3/2.0	1,375 (+2%)	0mo	$128,000	$93	88
1119 Meharis Cir	0.08mi	4/2.0 (+1)	1,310 (-3%)	1mo	$115,000	$88	83
904 Worthy Ave	0.35mi	3/2.0	1,330 (-2%)	4mo	$125,000	$94	76
908 Wendell Ave	0.37mi	3/1.0	1,207 (-11%)	14mo	$60,000	$50	51
206 Adkins Ct	0.35mi	3/1.0	1,209 (-11%)	19mo	$95,000	$79	48
1106 N Cherry St	0.55mi	3/1.5	1,212 (-10%)	16mo	$54,000	$45	43
1010 E Newton St	0.61mi	4/2.0 (+1)	1,413 (+4%)	20mo	$79,000	$56	41
1010 E Newton St	0.61mi	4/2.0 (+1)	1,413 (+4%)	20mo	$79,000	$56	41
209 Ruth St	0.72mi	3/2.0	1,155 (-15%)	6mo	$119,500	$103	35
2266 Lake St	0.74mi	4/1.5 (+1)	1,164 (-14%)	3mo	$108,000	$93	35
201 Ruth St	0.75mi	2/1.0 (-1)	1,215 (-10%)	11mo	$30,000	$25	32
201 Ruth St	0.75mi	2/1.0 (-1)	1,215 (-10%)	11mo	$30,000	$25	32

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: 44.0%
• Equity multiple: 2.90×
• Total profit: $39,646
• Equity at exit: $11,108

10-year hold

• IRR: 50.0%
• Equity multiple: 5.84×
• Total profit: $101,065
• Equity at exit: $6,441

Cash invested: $20,860 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $812

Break-even live

Break-even rent $562

Max offer price $74,500

Occupancy floor 44%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 E Adams St Dothan, AL	4.0	2.0	1564	$1,350	$0.86	43d	1	0.74mi
193 S Saint Andrews St Dothan, AL	2.0	2.0	1100	$2,100	$1.91	43d	1	1.22mi

Listing history 17 events

1. 2026-06-19
   days on market $74,500 Active 43 DOM
2. 2026-06-18
   days on market $74,500 Active 42 DOM
3. 2026-06-17
   days on market $74,500 Active 41 DOM
4. 2026-06-16
   days on market $74,500 Active 40 DOM
5. 2026-06-15
   days on market $74,500 Active 39 DOM
6. 2026-06-14
   days on market $74,500 Active 37 DOM
7. 2026-06-12
   days on market $74,500 Active 36 DOM
8. 2026-06-09
   days on market $74,500 Active 33 DOM
9. 2026-06-08
   days on market $74,500 Active 32 DOM
10. 2026-06-07
    days on market $74,500 Active 31 DOM
11. 2026-06-05
    days on market $74,500 Active 28 DOM
12. 2026-06-03
    days on market $74,500 Active 27 DOM
13. 2026-06-02
    days on market $74,500 Active 26 DOM
14. 2026-06-01
    days on market $74,500 Active 25 DOM
15. 2026-05-31
    days on market $74,500 Active 24 DOM
16. 2026-05-30
    days on market $74,500 Active 23 DOM
17. 2026-05-07
    listed $74,500 Active 125-char remark

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $305 · $25/mo
• Expected delta: +$37/yr (+$3/mo · 13.6%)

ⓘ 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 · 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: $19,086
• − Mortgage interest: −$4,173
• − Property taxes: −$269
• − Insurance: −$372
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$2,167
• Taxable income: $9,050
• Est. tax owed @ 24.0%: −$2,172
• After-tax cash flow: $7,576/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
• 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

1 event — show timeline

• 2026-05-07 Listed $74,500 WBR

Property tax history

+9.4%/yr

Latest (2025): $269 · +0.0% YoY. Source: county tax records.