Duplex with Upstairs
For Sale
$157,000
503 Dusy Street, Dothan, AL 36301
Residential, Duplex, Dothan, AL
Property Size2,110 SF
Lot Size0.27 Acres
Price / SF$74.41
Days on Market180
Property Features for 503 Dusy Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 2, Dining Room
Parking features
Carport
Fireplace
1
Basement
Crawl Space
Appliances
Electric Water Heater, Range, Refrigerator
Elementary school
Girard Primary/Intermediate
Middle school
Dothan Prep/Carver 9th
High school
Dothan High School (Grades 10 - 12)
Subdivision
5 SW-Inside Circle
Standard status
Active
APN
09-06-24-3-006-018.000
Size
2,110 SF
Lot size
0.27 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Water front features
Waterfront
Building Details
Year built
1936
Floors in Building
2
Flooring type
Vinyl
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Showcase Properties
(334) 792-7474
Listed By:
Teresa Conte-Rodriguez
(334) 790-4353
Added: Mar 5
Changed: Aug 19
Last Checked: Sep 1 at 3:06PM
MLS# 210134
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.
Built in 1936, this 2,110-square-foot duplex combines a traditional main residence with a self-contained upstairs suite. The main level offers two bedrooms, one full bath, a living room with fireplace, dining room, kitchen, laundry room, and drop zone. French doors and a double-entry foyer add architectural character.
The upstairs suite has two separate exterior entrances, additional living space, a U-shaped kitchen with dining area, full bath, and laundry. It is currently tenant occupied. Exterior improvements include a covered back porch, single-car carport, extra-large shop, and gated, fully fenced backyard. The property sits on 0.27 acres and is served by public water and public sewer.
The upstairs suite has two separate exterior entrances, additional living space, a U-shaped kitchen with dining area, full bath, and laundry. It is currently tenant occupied. Exterior improvements include a covered back porch, single-car carport, extra-large shop, and gated, fully fenced backyard. The property sits on 0.27 acres and is served by public water and public sewer.
Key Highlights
- 2,110‑square‑foot duplex on 0.27 acres
- 1936 construction with main‑level and upstairs living areas
- Upstairs suite has two separate exterior entrances
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
$12,429
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
7.92%
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%
$248,580
$248.6K
Cap Rate 7%
$177,557
$177.6K
Cap Rate 9%
$138,100
$138.1K
Market Conditions
NOI Build-Up for 2,110 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
$19.0K $9.00/SF
− Vacancy
−$1.2K −$0.59/SF
EGI
$17.8K $8.42/SF
− OpEx
−$5.3K −$2.52/SF
NOI
$12.4K $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%
$248,580
Cap Rate 7%
$177,557
Cap Rate 9%
$138,100
Alternative Uses
Best Use
Multifamily LT 5
$177.6K
$155.4K – $207.2K
NOI $12,429 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$164.9K
$144.3K – $192.4K
NOI $11,544 @ 7.0% cap · market cap 7.35%
Theoretical Best
Healthcare Medical
$372.9K
$326.3K – $435.1K
NOI $26,106 @ 7.0% cap · market cap 16.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
850
Businesses Nearby
Explore this area
Business Placement
Demographics for 36301, AL
38,447
Population
17,872
Households
2.2
Avg Household Size
40
Median Age
18%
College-Educated
85%
High-School Grad
89.2 sq mi
ZIP Area
431
Density / Sq Mi
$49,124
Median Household Income
$35,333
Median Earnings
$886
Median Rent
$156,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - 1936 duplex with flexible living areas, a carport, shop, and fully fenced backyard.
Where is this duplex located?
The property is located at 503 Dusy Street Dothan, AL.
What is the asking price?
The asking price for this property is $157,000.
What are key features of this property?
This property features: 2,110‑square‑foot duplex on 0.27 acres; 1936 construction with main‑level and upstairs living areas; Upstairs suite has two separate exterior entrances
