575 Knob Hill Cir · Dothan, AL 36301

$89,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 17 Days on market

Built 1997 0.87 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled among mature hardwoods in the sought-after Rehobeth School District, .87 acres, 3 bedroom, 2 full bath, 1,456 sq ft manufactured home built in 1997. Fully blocked under. Master bedroom featuring an en-suite bath and separate shower. Covered front porch, wooden deck with ramp, metal carport, multiple storage buildings, and a partially fenced wooded lot. Sold as-is Schedule your showing today.

Key facts

• Covered front porch
• Wooden deck
• Metal carport

Tags

• REHOBETH SCHOOL DISTRICT
• COVERED FRONT PORCH
• WOODEN DECK
• METAL CARPORT
• MULTIPLE STORAGE BUILDINGS
• PARTIALLY FENCED WOODED LOT

Property features AI

Exterior

• Parking: Attached garage; Attached carport; 2 covered parking spaces; 2 carport spaces; Total 2 parking spaces
• Utilities: Public water; Septic tank; Cable available
• Home design: Manufactured / modular residential home
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Deck; Storage building/structure; On waterfront; Accessible entrance

Interior

• Kitchen: Range; Range hood; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Walk-in closets; Window treatments
• Laundry & utility: Indoor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rehobeth Elementary School (math 51% / reading 69%, grade B-, #61 of 627 statewide, top 10%, 1,174 students, 58% FRL); Rehobeth Middle School (math 22% / reading 54%, grade F, #69 of 257 statewide, top 27%, 626 students, 58% FRL); Rehobeth High School (math 32% / reading 27%, grade F, #70 of 305 statewide, top 27%, 788 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $106k (54%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $88,551 (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: 1.67% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.08×
• Total profit: $27,126
• Equity at exit: $13,404

10-year hold

• IRR: 33.7%
• Equity multiple: 4.07×
• Total profit: $77,215
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $655

Break-even live

Break-even rent $671

Max offer price $89,900

Occupancy floor 51%

Sensitivity live

Price	-10% $706	-5% $681	+0% $655	+5% $630	+10% $604
Rent	-10% $537	-5% $596	+0% $655	+5% $714	+10% $774
Rate	-1.0pp $700	-0.5pp $678	base $655	+0.5pp $632	+1.0pp $608

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Golf View Dr Dothan, AL	4.0	2.0	1265	$1,500	$1.19	44d	1	1.46mi

Listing history 13 events

1. 2026-06-09
   days on market $89,900 Active 17 DOM
2. 2026-06-08
   days on market $89,900 Active 16 DOM
3. 2026-06-07
   days on market $89,900 Active 15 DOM
4. 2026-06-05
   days on market $89,900 Active 12 DOM
5. 2026-06-03
   days on market $89,900 Active 11 DOM
6. 2026-06-02
   days on market $89,900 Active 10 DOM
7. 2026-06-01
   pricedays on market $89,900 Active 9 DOM
8. 2026-05-31
   days on market $95,900 Active 8 DOM
9. 2026-05-30
   days on market $95,900 Active 7 DOM
10. 2026-05-23
    listed $95,900 Active

    Show marketing remark (402 chars)

    Nestled among mature hardwoods in the sought-after Rehobeth School District, .87 acres, 3 bedroom, 2 full bath, 1,456 sq ft manufactured home built in 1997. Fully blocked under. Master bedroom featuring an en-suite bath and separate shower. Covered front porch, wooden deck with ramp, metal carport, multiple storage buildings, and a partially fenced wooded lot. Sold as-is Schedule your showing today.

11. 2026-05-23
    listed $195,900 Active 402-char remark

    Show marketing remark (402 chars)

    Nestled among mature hardwoods in the sought-after Rehobeth School District, .87 acres, 3 bedroom, 2 full bath, 1,456 sq ft manufactured home built in 1997. Fully blocked under. Master bedroom featuring an en-suite bath and separate shower. Covered front porch, wooden deck with ramp, metal carport, multiple storage buildings, and a partially fenced wooded lot. Sold as-is Schedule your showing today.

12. 2020-08-24
    soldstatus $60,000
13. 2020-08-14
    soldstatus $62,500

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$117/yr (+$10/mo · 46.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$5,036
• − Property taxes: −$251
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,615
• Taxable income: $6,768
• Est. tax owed @ 24.0%: −$1,624
• After-tax cash flow: $6,238/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 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

• 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

+213.4% since first listed

4 events — show timeline

• 2026-05-23 Listed $195,900 WBR
• 2026-05-23 Listed $95,900 SAMLS
• 2020-08-24 Sold (Public Records) $60,000 Public Records
• 2020-08-14 Sold (MLS) $62,500 SAMLS

Property tax history

+21.5%/yr

Latest (2020): $251 · +5.2% YoY. Source: county tax records.