2211 Rocky Branch Rd · Dothan, AL 36303

$114,900

3 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 35 Days on market

Built 1971 10,876 sqft lot $109/sqft · 38% above area Est $109k · 5% over ↓ 18% since listing

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• ARV discount +5.1/15.0
• 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 MLS

Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

Key facts

• 0.25 acre lot
• Built 1971
• Listed 34 days

Property features AI

Exterior

• Parking: No garage
• Security: Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residential; One level
• Construction: Brick construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Storage; Aluminum-framed windows
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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); 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 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 233 active listings in the ZIP; 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 $794 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $109,053
• List price: $114,900
• Delta: 5.36%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Young America Dr	0.10mi	3/0.5	1,050 (0%)	0mo	$52,250	$50	91
322 NW Young America Dr	0.13mi	3/1.0	1,162 (+11%)	21mo	$127,000	$109	57

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,074
• Equity at exit: $17,132

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $21,714
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $275

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $355	-5% $315	+0% $275	+5% $235	+10% $196
Rent	-10% $168	-5% $222	+0% $275	+5% $329	+10% $382
Rate	-1.0pp $333	-0.5pp $304	base $275	+0.5pp $245	+1.0pp $215

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $114,900 Active 35 DOM
2. 2026-06-18
   days on market $114,900 Active 34 DOM
3. 2026-06-17
   price $114,900 Active 33 DOM

   Show marketing remark (678 chars)

   Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

4. 2026-06-17
   days on market $119,900 Active 33 DOM

   Show marketing remark (678 chars)

   Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

5. 2026-06-16
   days on market $119,900 Active 32 DOM
6. 2026-06-15
   days on market $119,900 Active 31 DOM
7. 2026-06-14
   days on market $119,900 Active 29 DOM
8. 2026-06-12
   days on market $119,900 Active 28 DOM
9. 2026-06-09
   days on market $119,900 Active 25 DOM

   Show marketing remark (678 chars)

   Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

10. 2026-06-08
    days on market $119,900 Active 24 DOM
11. 2026-06-07
    days on market $119,900 Active 23 DOM
12. 2026-06-05
    pricedays on market $119,900 Active 20 DOM
13. 2026-06-03
    days on market $132,900 Active 19 DOM
14. 2026-06-03
    price $132,900 Active 18 DOM
15. 2026-06-02
    days on market $137,900 Active 18 DOM

    Show marketing remark (678 chars)

    Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

16. 2026-06-01
    days on market $137,900 Active 17 DOM
17. 2026-05-31
    days on market $137,900 Active 16 DOM
18. 2026-05-30
    days on market $137,900 Active 15 DOM
19. 2026-05-15
    listed $139,900 Active 678-char remark

    Show marketing remark (678 chars)

    Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

20. 2026-05-15
    listed $139,900 Active

    Show marketing remark (678 chars)

    Perfect for first-time buyers or savvy investors, this charming 3-bedroom, 1.5-bath home offers comfort, functionality, and extra storage space. An enclosed rear addition—while not included in the recorded square footage—provides a spacious laundry area and abundant storage, making everyday living even more convenient. Recent updates include improvements to the kitchen and new flooring in several rooms, giving the home a fresh and inviting feel. Whether you're looking for an affordable place to call home or a smart addition to your rental portfolio, this property offers excellent potential. Don’t miss your chance to see this one before it’s gone!

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

Taxation est. · year 1

• Rental income: $16,241
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,343
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,926/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

-17.9% since first listed

11 events — show timeline

• 2026-06-17 Price Changed $114,900 SAMLS
• 2026-06-17 Price Changed $114,900 WBR
• 2026-06-09 Price Changed $117,900 WBR
• 2026-06-05 Price Changed $119,900 SAMLS
• 2026-06-04 Price Changed $119,900 WBR
• 2026-06-02 Price Changed $132,900 SAMLS
• 2026-06-02 Price Changed $132,900 WBR
• 2026-05-27 Price Changed $137,900 SAMLS
• 2026-05-26 Price Changed $137,900 WBR
• 2026-05-15 Listed $139,900 WBR
• 2026-05-15 Listed $139,900 SAMLS

Property tax history

+22.7%/yr

Latest (2021): $142 · +5.4% YoY. Source: county tax records.