Updated
New
For Sale
$155,000
1103 TACOMA ST, Dothan, AL 36303
Residential Income, Dothan, AL
Property Size1,286 SF
Lot Size0.16 Acres
Price / SF$120.53
Days on Market1
Property Features for 1103 TACOMA ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1
Basement
Crawl Space
Appliances
Range, Refrigerator
Subdivision
LYNWOOD L P HODGES SUB
Elementary school
Girard Primary/Intermediate
Middle school
Dothan Prep/Carver 9th
High school
Dothan High School (Grades 10 - 12)
Standard status
Active
APN
09-06-14-4-003-020-000
Size
1,286 SF
Lot size
0.16 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Water front features
Waterfront
Building Details
Year built
1951
Floors in Building
1
Flooring type
Vinyl, Carpet
Listing Agency:
Keller Williams Southeast Alabama · Keller Williams Realty
(334) 702-3595
Listed By:
Chris Samples
(352) 220-8887
Added: Sep 25
Last Checked: Sep 25 at 11:06PM
MLS# 214955
Copyright © 2026 Southeast Alabama Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,286-square-foot duplex contains two residences, each arranged with two bedrooms and one full bathroom. The property occupies a 0.16-acre lot and is identified as waterfront. Both units are currently occupied. Range and refrigerator appliances are included, with vinyl and carpet flooring. Public water and sewer serve the property.
Improvements completed in 2026 include a roof replacement, new flooring and front doors, refreshed interior and exterior paint, kitchen cabinetry, and updated bathroom fixtures. Unit 1 has a recently installed HVAC system and water heater. Unit 2 has a newer water heater and a window unit.
Improvements completed in 2026 include a roof replacement, new flooring and front doors, refreshed interior and exterior paint, kitchen cabinetry, and updated bathroom fixtures. Unit 1 has a recently installed HVAC system and water heater. Unit 2 has a newer water heater and a window unit.
Key Highlights
- Two‑unit duplex with 1,286 square feet on a 0.16‑acre lot
- Both residences are occupied; each has 2 bedrooms and 1 full bathroom
- 2026 work includes a new roof, flooring, kitchen cabinets, bathroom fixtures, paint, and front doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$7,575
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$151,500
$151.5K
Cap Rate 7%
$108,214
$108.2K
Cap Rate 9%
$84,167
$84.2K
Market Conditions
NOI Build-Up for 1,286 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$11.6K $9.00/SF
− Vacancy
−$752 −$0.59/SF
EGI
$10.8K $8.42/SF
− OpEx
−$3.2K −$2.52/SF
NOI
$7.6K $5.89/SF
Area
Houston County, AL
Vacancy
6.50%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$151,500
Cap Rate 7%
$108,214
Cap Rate 9%
$84,167
Alternative Uses
Best Use
Multifamily LT 5
$108.2K
$94.7K – $126.3K
NOI $7,575 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$100.5K
$88.0K – $117.3K
NOI $7,036 @ 7.0% cap · market cap 4.54%
Theoretical Best
Healthcare Medical
$227.3K
$198.9K – $265.2K
NOI $15,911 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
812
Businesses Nearby
Explore this area
Business Placement
Demographics for 36303, AL
31,080
Population
14,622
Households
2.1
Avg Household Size
39
Median Age
28%
College-Educated
88%
High-School Grad
58.9 sq mi
ZIP Area
528
Density / Sq Mi
$53,006
Median Household Income
$34,504
Median Earnings
$855
Median Rent
$175,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are occupied and have separate two-bedroom, one-bath layouts.
Where is this duplex located?
The property is located at 1103 TACOMA ST Dothan, AL.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,286 square feet on a 0.16‑acre lot; Both residences are occupied; each has 2 bedrooms and 1 full bathroom; 2026 work includes a new roof, flooring, kitchen cabinets, bathroom fixtures, paint, and front doors
