106 Kieran Trce · Dothan, AL 36301

$282,900

4 bd · 2.0 ba · 1,787 sqft · SingleFamily · 19 Days on market

Built 2026 Good condition 0.32 ac lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 106 Kieran Trace, our beautiful one-story Cali floorplan featured in our Halls Creek Community in Dothan, Alabama. The Cali features 4-bedrooms, 2-bathrooms, and just under 1,800 square feet of desirable living space. As you walk in, you are greeted by the foyer with convenient access to a connecting bathroom with 2 spacious bedrooms, and an additional bedroom across the way. Moving along, you are welcomed into the open concept living and kitchen space, perfect for everyday entertainment. The kitchen features a stunning island, quartz countertops, stainless steel appliances, and a spacious walk-in pantry which are sure to make meal preps easy. The island is the perfect spot for y

Key facts

• One story
• Quartz countertops
• Open concept living

Tags

• ONE STORY
• OPEN CONCEPT LIVING
• STUNNING ISLAND
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPACIOUS WALK IN PANTRY

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Cable available and connected
• Home design: Single family residence; One level; Brick construction
• Construction: Brick construction
• Exterior features: Covered patio/porch; On waterfront; New construction

Interior

• Kitchen: Oven; Self-cleaning oven; Range; Microwave; Dishwasher; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Interior features: Pantry; Walk-in closet(s); Entrance foyer; Eat-in kitchen; Double pane windows; Window treatments; No fireplace
• Laundry & utility: Laundry inside

🏗️ New construction. The $282,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,328.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $283k).
• Recommended offer: $279k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 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: Selma Street Elementary School (math 13% / reading 33%, grade F, #431 of 627 statewide, top 69%, 413 students, 93% FRL); Dothan Preparatory Academy (math 12% / reading 38%, grade F, #163 of 257 statewide, top 64%, 1,133 students, 78% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 412 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $72k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($279k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,656 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.04%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $257,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Kieran Trce	0.06mi	3/2.0 (-1)	1,618 (-10%)	2mo	$255,900	$158	74
200 Oliver Dr	0.16mi	5/3.0 (+1)	2,016 (+13%)	1mo	$295,110	$146	61
414 Oliver Dr	0.07mi	5/3.0 (+1)	2,016 (+13%)	8mo	$290,000	$144	60
504 Blackman Rd	0.28mi	3/2.0 (-1)	1,560 (-13%)	2mo	$218,000	$140	60
204 Thistlewood Dr	0.49mi	4/2.0	1,601 (-10%)	3mo	$219,000	$137	57
576 Taylor Rd	0.68mi	3/2.0 (-1)	1,783 (-0%)	8mo	$223,000	$125	56
2017 Fern Dr	0.63mi	3/2.0 (-1)	1,850 (+4%)	10mo	$323,000	$175	52
607 Lakewood Dr	0.49mi	3/2.0 (-1)	2,004 (+12%)	7mo	$241,500	$121	46
4001 Woodberry Dr	0.53mi	3/2.0 (-1)	1,600 (-10%)	11mo	$210,000	$131	44
205 Greenbriar Dr	0.59mi	5/3.0 (+1)	1,962 (+10%)	5mo	$210,000	$107	43
374 Taylor Rd	0.69mi	3/2.0 (-1)	2,000 (+12%)	1mo	$494,000	$247	42
206 Glen Oaks Dr	0.57mi	3/2.5 (-1)	2,045 (+14%)	11mo	$333,000	$163	33

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $8,212
• Equity at exit: $38,368

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $71,555
• Equity at exit: $22,249

Cash invested: $72,052 (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: 412
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,242 medium
• Mortgage (P&I): −$1,349
• Tax est. 1.5%: −$322 /mo · $3,860/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $783

Break-even live

Break-even rent $2,251

Max offer price $257,328

Occupancy floor 71%

Sensitivity live

Price	-10% $961	-5% $872	+0% $783	+5% $694	+10% $605
Rent	-10% $527	-5% $655	+0% $783	+5% $911	+10% $1,039
Rate	-1.0pp $912	-0.5pp $848	base $783	+0.5pp $716	+1.0pp $648

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: $64,332
• Closing costs: $7,720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Ivy Dr Dothan, AL	3.0	2.0	1888	$3,400	$1.80	45d	1	0.70mi
413 Christopher Dr Miami, AL	3.0	2.0	1482	$2,900	$1.96	45d	1	1.34mi

Listing history 14 events

1. 2026-06-21
   days on market $282,900 Active 19 DOM
2. 2026-06-19
   days on market $282,900 Active 17 DOM
3. 2026-06-18
   days on market $282,900 Active 16 DOM
4. 2026-06-17
   days on market $282,900 Active 15 DOM
5. 2026-06-16
   days on market $282,900 Active 14 DOM
6. 2026-06-15
   days on market $282,900 Active 13 DOM
7. 2026-06-14
   days on market $282,900 Active 11 DOM
8. 2026-06-12
   days on market $282,900 Active 10 DOM
9. 2026-06-09
   days on market $282,900 Active 7 DOM
10. 2026-06-08
    days on market $282,900 Active 6 DOM
11. 2026-06-07
    days on market $282,900 Active 5 DOM
12. 2026-06-05
    days on market $282,900 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $282,900 Active 1 DOM

ⓘ 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 · 20 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: $38,904
• − Mortgage interest: −$14,414
• − Property taxes: −$3,860
• − Insurance: −$1,287
• − Repairs & maintenance: −$3,112
• − Management: −$3,112
• − Depreciation: −$7,486
• Taxable income: $5,633
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $8,043/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 · 12 photos

Good 80/100 None rehab

This single-family home in Dothan, Alabama, is in excellent condition with a good condition score of 80. It features a well-maintained exterior, spacious living areas, and modern appliances. The home is move-in ready and has the potential for further value increases through minor exterior and landscaping improvements.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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

• 2026-06-02 Listed $282,900 SAMLS