1400 Greenwood Dr · Dothan, AL 36303

$66,800

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 86 Days on market

Built 1955 9,147 sqft lot $81/sqft · 45% above area Est $46k · 45% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has just been redone with new metal roof, new paint inside and outside, and new floor covering. Ideal for investor or starter home or more mature older occupant with two bedrooms, one bathroom and spacious living room.

Key facts

• New metal roof
• New paint
• New floor covering

Tags

• NEW METAL ROOF
• NEW PAINT
• NEW FLOOR COVERING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: 234 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $462 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,792 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.43% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.56%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $46,163
• List price: $66,800
• Delta: 44.70%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Seminole Dr	0.17mi	2/1.0	825 (0%)	14mo	$55,000	$67	80
908 N Herring St	0.32mi	2/1.0	867 (+5%)	9mo	$108,900	$126	69
706 N Herring St	0.49mi	2/1.0	912 (+10%)	2mo	$32,000	$35	58

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $11,553
• Equity at exit: $9,960

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $38,815
• Equity at exit: $5,776

Cash invested: $18,704 (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: 5.8×

Monthly cashflow live

• Estimated rent: $955 high
• Mortgage (P&I): −$350
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $352

Break-even live

Break-even rent $509

Max offer price $66,800

Occupancy floor 58%

Sensitivity live

Price	-10% $390	-5% $371	+0% $352	+5% $333	+10% $314
Rent	-10% $276	-5% $314	+0% $352	+5% $389	+10% $427
Rate	-1.0pp $385	-0.5pp $369	base $352	+0.5pp $334	+1.0pp $317

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: $16,700
• Closing costs: $2,004
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Sioux St Dothan, AL	2.0	2.0	1004	$850	$0.85	45d	1	0.37mi
1658 W Main St Dothan, AL	2.0	1.0	1000	$875	$0.88	45d	1	1.09mi
403 Holly Ln Dothan, AL	2.0	1.0–2.0	1175	$1,350	$1.15	45d	4	1.37mi
500 Morgan St Unit C16 Dothan, AL	3.0	2.0	800	$750	$0.94	45d	1	1.46mi
500 Morgan St Dothan, AL	2.0	1.0	850	$725	$0.85	45d	1	1.46mi
607 E Newton St Dothan, AL	1.0	1.0	800	$595	$0.74	45d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $66,800 Active 86 DOM
2. 2026-06-19
   days on market $66,800 Active 84 DOM
3. 2026-06-18
   days on market $66,800 Active 83 DOM
4. 2026-06-17
   days on market $66,800 Active 82 DOM
5. 2026-06-16
   days on market $66,800 Active 81 DOM
6. 2026-06-15
   days on market $66,800 Active 80 DOM
7. 2026-06-14
   days on market $66,800 Active 78 DOM
8. 2026-06-12
   days on market $66,800 Active 77 DOM
9. 2026-06-09
   pricedays on market $66,800 Active 74 DOM
10. 2026-06-08
    days on market $74,800 Active 73 DOM
11. 2026-06-07
    days on market $74,800 Active 72 DOM
12. 2026-06-05
    days on market $74,800 Active 69 DOM
13. 2026-06-03
    days on market $74,800 Active 68 DOM
14. 2026-06-02
    days on market $74,800 Active 67 DOM
15. 2026-06-01
    days on market $74,800 Active 66 DOM
16. 2026-05-31
    days on market $74,800 Active 65 DOM
17. 2026-05-30
    days on market $74,800 Active 64 DOM
18. 2026-03-27
    listed $74,800 Active 228-char remark

    Show marketing remark (228 chars)

    This home has just been redone with new metal roof, new paint inside and outside, and new floor covering. Ideal for investor or starter home or more mature older occupant with two bedrooms, one bathroom and spacious living room.

19. 2015-01-06
    soldstatus $460,000

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $292 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $11,456
• − Mortgage interest: −$3,742
• − Property taxes: −$292
• − Insurance: −$334
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$1,943
• Taxable income: $3,312
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $3,426/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

-83.7% since first listed

2 events — show timeline

• 2026-03-27 Listed $74,800 SAMLS
• 2015-01-06 Sold (Public Records) $460,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $292 · +2.8% YoY. Source: county tax records.