Bedford A Plan · Dothan, AL 36303

$231,219

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 669 Days on market

Good condition ↓ 3% since listing

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $231,219 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $231,510.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $33 ($397/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 $207k (10.6% below list).
• Recommended offer: $203k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 3 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).
• At $2,067/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1156% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 669 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 669 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $231,510
• List price: $231,219
• Delta: -0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 Redmond Rd	0.33mi	3/2.0 (-1)	1,724 (+0%)	3mo	$239,900	$139	77
1801 Westover Dr	0.63mi	4/2.0	1,671 (-3%)	0mo	$195,000	$117	66
2612 Radcliff Rd	0.27mi	3/2.0 (-1)	1,619 (-6%)	9mo	$195,000	$120	65
2402 Evans Dr	0.53mi	3/2.0 (-1)	1,634 (-5%)	8mo	$190,000	$116	56
1701 Jefferson Ct	0.64mi	4/2.0	1,888 (+10%)	1mo	$240,000	$127	53
1805 Westover Dr	0.67mi	3/2.0 (-1)	1,914 (+11%)	3mo	$235,000	$123	42
1805 Westover Dr	0.67mi	3/2.0 (-1)	1,914 (+11%)	3mo	$235,000	$123	42
1700 Fairmont St	0.74mi	3/2.0 (-1)	1,508 (-12%)	21mo	$179,900	$119	22

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-35,374
• Equity at exit: $34,519

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-27,961
• Equity at exit: $20,017

Cash invested: $64,823 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$1,214
• Tax est. 1.5%: −$289 /mo · $3,473/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $33

Break-even live

Break-even rent $2,025

Max offer price $231,510

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: $57,877
• Closing costs: $6,945
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Deer Run Trl Dothan, AL	2.0–3.0	1.0–2.0	1456	$1,300	$0.89	43d	1	0.64mi
153 Heyward Dr Dothan, AL	3.0	2.0	1456	$3,800	$2.61	43d	1	0.94mi
1114 Cornell Ave Dothan, AL	3.0	2.0	1757	$1,700	$0.97	43d	1	1.34mi

Listing history 21 events

1. 2026-06-19
   days on market $231,219 Active 669 DOM
2. 2026-06-18
   days on market $231,219 Active 668 DOM
3. 2026-06-17
   days on market $231,219 Active 667 DOM
4. 2026-06-16
   days on market $231,219 Active 666 DOM
5. 2026-06-15
   days on market $231,219 Active 665 DOM
6. 2026-06-14
   days on market $231,219 Active 663 DOM
7. 2026-06-12
   days on market $231,219 Active 662 DOM
8. 2026-06-09
   days on market $231,219 Active 659 DOM
9. 2026-06-09
   price $231,219 Active 658 DOM
10. 2026-06-08
    days on market $227,892 Active 658 DOM
11. 2026-06-07
    days on market $227,892 Active 657 DOM
12. 2026-06-05
    days on market $227,892 Active 654 DOM
13. 2026-06-03
    days on market $227,892 Active 653 DOM
14. 2026-06-02
    days on market $227,892 Active 652 DOM
15. 2026-06-01
    days on market $227,892 Active 651 DOM
16. 2026-05-31
    days on market $227,892 Active 650 DOM
17. 2026-05-30
    days on market $227,892 Active 649 DOM
18. 2026-04-01
    price $227,892 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

19. 2026-03-20
    price $224,723 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

20. 2025-06-24
    price $221,890 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

21. 2024-08-19
    listed $234,755 Active 404-char remark

    Show marketing remark (404 chars)

    This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

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

Taxation est. · year 1

• Rental income: $24,805
• − Mortgage interest: −$12,968
• − Property taxes: −$3,473
• − Insurance: −$1,158
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$6,735
• Taxable loss: −$3,497
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,237/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 · 3 photos

Good 75/100 Cosmetic rehab

The Bedford A Plan in Dothan, AL is in good condition with a well-maintained exterior and interior. Minor updates such as painting the exterior and landscaping can significantly enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Replace worn-out flooring — New flooring can improve the overall aesthetic and functionality of the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Replace worn-out flooring — New flooring can improve the overall aesthetic and functionality of the kitchen. ↑

ⓘ 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

-2.9% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $227,892 Zillow
• 2026-03-20 Price Changed $224,723 Zillow
• 2025-06-24 Price Changed $221,890 Zillow
• 2024-08-19 Listed $234,755 Zillow