350 Saddle Creek Loop · Dothan, AL 36303

$162,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 64 Days on market

Built 2026 Good condition

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a brand-new home at Saddle Creek, you will be sure to feel right at home. Newly acquired in 2022, this quiet manufactured home community in Dothan, AL, is conveniently located near your hometown essentials. These high-quality, turnkey-ready homes by UMH Properties, Inc. provide the perfect blend of affordability and sought-after features, including open-concept floor plans, custom touches, full appliance packages, washer/dryer hookups, personal storage sheds, three-car parking, and front and back covered decks. Plus, we're just 1.5 hours from the beautiful Florida beaches! When you buy or rent a manufactured home with UMH Properties, Inc. , we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience. Our community also offers a variety of amenities to make life easy and stress-free, including 24-hour maintenance and on-site management. Saddle Creek s in Dothan, AL, is located in the Dothan City School District.

Key facts

• 24 hour maintenance
• Washer dryer hookups
• Built 2026

Tags

• OPEN-CONCEPT FLOOR PLANS
• FULL APPLIANCE PACKAGES
• WASHER DRYER HOOKUPS
• PERSONAL STORAGE SHEDS
• FRONT AND BACK COVERED DECKS
• 24 HOUR MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (12.7% below list).
• Recommended offer: $141k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 233 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 64 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,418 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.5

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-26,379
• Equity at exit: $24,155

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-23,076
• Equity at exit: $14,007

Cash invested: $45,360 (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 36303

• Active inventory: 233
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-2

Break-even live

Break-even rent $1,417

Max offer price $161,661

Occupancy floor 95%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Harness Cv Dothan, AL	3.0	2.0	1387	$1,399	$1.01	44d	1	0.02mi
153 Heyward Dr Dothan, AL	3.0	2.0	1456	$3,800	$2.61	44d	1	0.84mi
2151 Westgate Pkwy Dothan, AL	2.0	1.0–2.0	1246	$1,084	$0.87	44d	4	0.88mi
1304 Cornell Ave Dothan, AL	2.0	1.0–1.5	1028	$975	$0.95	44d	7	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $162,000 Active 64 DOM
2. 2026-06-18
   days on market $162,000 Active 63 DOM
3. 2026-06-17
   days on market $162,000 Active 62 DOM
4. 2026-06-16
   days on market $162,000 Active 61 DOM
5. 2026-06-15
   days on market $162,000 Active 60 DOM
6. 2026-06-14
   days on market $162,000 Active 58 DOM
7. 2026-06-12
   days on market $162,000 Active 57 DOM
8. 2026-06-09
   days on market $162,000 Active 54 DOM
9. 2026-06-08
   days on market $162,000 Active 53 DOM
10. 2026-06-07
    days on market $162,000 Active 52 DOM
11. 2026-06-05
    days on market $162,000 Active 49 DOM
12. 2026-06-03
    days on market $162,000 Active 48 DOM
13. 2026-06-02
    days on market $162,000 Active 47 DOM
14. 2026-06-01
    days on market $162,000 Active 46 DOM
15. 2026-05-31
    days on market $162,000 Active 45 DOM
16. 2026-05-30
    days on market $162,000 Active 44 DOM
17. 2026-04-16
    listed $162,000 Active 997-char remark

    Show marketing remark (997 chars)

    With a brand-new home at Saddle Creek, you will be sure to feel right at home. Newly acquired in 2022, this quiet manufactured home community in Dothan, AL, is conveniently located near your hometown essentials. These high-quality, turnkey-ready homes by UMH Properties, Inc. provide the perfect blend of affordability and sought-after features, including open-concept floor plans, custom touches, full appliance packages, washer/dryer hookups, personal storage sheds, three-car parking, and front and back covered decks. Plus, we're just 1.5 hours from the beautiful Florida beaches! When you buy or rent a manufactured home with UMH Properties, Inc. , we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience. Our community also offers a variety of amenities to make life easy and stress-free, including 24-hour maintenance and on-site management. Saddle Creek s in Dothan, AL, is located in the Dothan City School District.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,970
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,713
• Taxable loss: −$2,772
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $637/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 · 1 photo

Good 80/100 None rehab

This turnkey-ready manufactured home is in excellent condition with a modern kitchen and hardwood flooring. It offers a good return on investment with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrading the flooring in the bathrooms — Improves aesthetics and can increase both resale and rental value.
• Both Adding smart home features — Enhances convenience and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bathrooms — Improves aesthetics and can increase both resale and rental value. ↑
• Both Adding smart home features — Enhances convenience and can increase both resale and rental value. ↑

ⓘ 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
• County: Houston County · 47,783 people
• City population: 47,783
• Metro: Dothan, AL
• Population (ZIP): 30,173
• Household income: $54,147
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1156.0

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 0.58)
• Race & ethnicity: White 50% Black 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -121.35%
• Current HPI: 182.6482
• Rent YoY: —
• Metro: Dothan, AL
• 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

• 2026-04-16 Listed $162,000 Zillow