263 S Bend Ave · Dothan, AL 36301

$294,900

4 bd · 2.0 ba · 1,754 sqft · SingleFamily · 49 Days on market

Built 2026 Good condition 9,583 sqft lot $168/sqft · at area comps Est $310k · at est. $16/mo HOA

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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 +24.9/30.0
• ARV discount +9.7/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home located in one of Dothan's newest communities! This stunning new construction property offers the perfect blend of modern luxury and classic charm. With 4 bedrooms, 2 bathrooms, and over 1700 square feet of living space, this spacious haven is designed to provide you with the utmost comfort and style. This beauty has granite countertops throughout and a tile backsplash in the roomy kitchen. This new construction home offers a lifestyle of comfort, convenience, and elegance. Don't miss the opportunity to make it yours today. Schedule a viewing and experience the luxury and charm for yourself! Home to be completed by end of April!

Key facts

• New construction
• Roomy kitchen
• Granite countertops

Tags

• NEW CONSTRUCTION
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• ROOMY KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 410 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $9k 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 49 days — a 3% lower offer ($286k) 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 $286,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $310,377
• List price: $294,900
• Delta: -4.99%
• 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
213 Foxfire Dr	0.57mi	3/2.0 (-1)	1,672 (-5%)	2mo	$265,000	$158	59
106 Needle Pne	0.65mi	3/2.0 (-1)	1,836 (+5%)	1mo	$185,000	$101	56
238 Puent Dr	0.46mi	3/2.0 (-1)	1,753 (-0%)	23mo	$275,000	$157	54
4676 S Park Ave	0.38mi	3/2.0 (-1)	1,795 (+2%)	24mo	$240,000	$134	54
4676 S Park Ave	0.38mi	3/2.0 (-1)	1,795 (+2%)	24mo	$240,000	$134	54
101 Talquin Ct	0.72mi	3/2.0 (-1)	1,755 (+0%)	16mo	$262,500	$150	48
215 Foxfire Dr	0.57mi	3/2.0 (-1)	1,600 (-9%)	9mo	$265,000	$166	46
206 Greenbriar Dr	0.66mi	3/2.5 (-1)	1,737 (-1%)	18mo	$243,000	$140	46
109 Talquin Ct	0.71mi	3/2.0 (-1)	1,635 (-7%)	11mo	$244,000	$149	42
4101 Woodberry Dr	0.63mi	3/2.0 (-1)	1,886 (+8%)	16mo	$195,000	$103	40
205 Greenbriar Dr	0.68mi	5/3.0 (+1)	1,962 (+12%)	5mo	$210,000	$107	35
247 Paxton Loop	0.52mi	3/2.0 (-1)	1,924 (+10%)	24mo	$307,000	$160	35

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-7,472
• Equity at exit: $43,971

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $45,574
• Equity at exit: $25,498

Cash invested: $82,572 (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 36301

• Home prices YoY: -24.9%
• Active inventory: 410
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$16
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $632

Break-even live

Break-even rent $2,600

Max offer price $294,900

Occupancy floor 76%

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	43d	1	1.20mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 8 events

1. 2026-06-07
   statusdays on market $294,900 Pending 49 DOM
2. 2026-06-05
   days on market $294,900 Active 48 DOM
3. 2026-06-03
   days on market $294,900 Active 47 DOM
4. 2026-06-02
   days on market $294,900 Active 46 DOM
5. 2026-06-01
   days on market $294,900 Active 45 DOM
6. 2026-05-31
   days on market $294,900 Active 44 DOM
7. 2026-05-30
   days on market $294,900 Active 43 DOM
8. 2026-04-17
   listed $294,900 Active 663-char remark

   Show marketing remark (663 chars)

   Welcome to your dream home located in one of Dothan's newest communities! This stunning new construction property offers the perfect blend of modern luxury and classic charm. With 4 bedrooms, 2 bathrooms, and over 1700 square feet of living space, this spacious haven is designed to provide you with the utmost comfort and style. This beauty has granite countertops throughout and a tile backsplash in the roomy kitchen. This new construction home offers a lifestyle of comfort, convenience, and elegance. Don't miss the opportunity to make it yours today. Schedule a viewing and experience the luxury and charm for yourself! Home to be completed by end of April!

ⓘ 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 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: $40,800
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$192
• − Depreciation: −$8,579
• Taxable income: $3,084
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $6,844/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 80/100 None rehab

This new construction home in South Bend at South Park Avenue is move-in ready with a good condition score and no visible repairs needed. It offers a blend of modern luxury and classic charm, making it an excellent investment opportunity.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and adds modern appeal
• Both Add smart thermostat — Enhances comfort and energy efficiency
• Both Upgrade lighting fixtures — Modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and adds modern appeal ↑
• Both Add smart thermostat — Enhances comfort and energy efficiency ↑
• Both Upgrade lighting fixtures — Modernizes the home and improves energy efficiency ↑

ⓘ 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
• City population: 47,783
• Population (ZIP): 38,627

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 0.55)
• Race & ethnicity: White 59% Black 31% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -53.46%
• Current HPI: 161.1212
• Rent YoY: —
• Metro: —
• 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

• 2026-04-17 Listed $294,900 SAMLS