105 Leafwood Cir · Enterprise, AL 36330

$285,000

4 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 6 Days on market

Built 2005 0.57 ac lot $151/sqft · 16% below area Est $341k · 16% under $14/mo HOA · 1% of rent

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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).

• ARV discount +14.9/15.0
• Cash flow +9.0/30.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac in Oak Ridge Forest, this home on Leafwood Circle offers that rare mix of comfort, space, and everyday ease. Step inside to a welcoming layout designed for real life. The living room, with new LVP flooring and fireplace, flows into the kitchen and dining spaces, making it easy to host, gather, or just enjoy a slow evening at home. The kitchen is functional and has plenty of workspace, storage, and room to keep everyone connected, whether it's busy mornings or laid-back weekends. The split floor plan provides a sense of privacy, with a spacious primary suite tucked away as its own retreat, complete with a private bath and generous his and her closet space. Additional bedrooms have new carpet and offer flexibility for guests, kids, or even a home office-whatever fits your season of life. Out back, the yard gives you space to breathe over a half acre. Whether it's grilling, letting kids or pets run, or just enjoying a quiet cup of coffee- this is the kind of space that makes you slow down and stay awhile. The detached third garage can double as a workshop or storage. Located in an established neighborhood just minutes from schools, shopping, and Fort Rucker, this home checks all the boxes for convenience without sacrificing that tucked-away feel. If you've been waiting for something that feels easy, livable, and ready to welcome you home-this might be the one!

Key facts

• Functional kitchen
• Quiet cul-de-sac
• Private bath

Tags

• QUIET CUL-DE-SAC
• NEW LVP FLOORING
• FIREPLACE
• FUNCTIONAL KITCHEN
• SPLIT FLOOR PLAN
• PRIVATE BATH

Property features AI

Finance

• Other: Located in Oak Ridge Forest subdivision
• HOA & community: HOA fee approximately $14.58 per month

Exterior

• Parking: 3 parking spaces (3 covered); 3-car attached garage; Detached parking available; Garage door opener
• Utilities: Public water (see remarks); Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding construction; Built with a foundation (standard)
• Exterior features: Covered patio/porch; On waterfront; Has spa/hot tub (bath feature)

Interior

• Kitchen: Dishwasher; Range; Microwave; Electric water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Walk-in closets; Double-pane windows; Window treatments; Living room fireplace
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (33.3% below list).
• Recommended offer: $190k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.1% in Enterprise — 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 65/100 on livability (#127 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Enterprise City (town): math 40% / reading 60% proficiency, ranked #12 of 129 in AL (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.9%/yr); 444 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $189,994 (33.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 12.5

CMA / ARV

• ARV (median comp): $341,185
• List price: $285,000
• Delta: -16.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Leafwood Cir	0.00mi	4/2.0	1,890 (0%)	1mo	$295,000	$156	95
320 S Oak Ridge Dr	0.21mi	3/2.0 (-1)	2,038 (+8%)	7mo	$324,900	$159	62
200 Darlington Dr	0.32mi	4/2.5	2,003 (+6%)	13mo	$333,000	$166	58
101 Oakridge Cir	0.48mi	3/2.0 (-1)	1,800 (-5%)	22mo	$150,000	$83	43
101 Oakridge Cir	0.48mi	3/2.0 (-1)	1,800 (-5%)	22mo	$150,000	$83	42
274 County Road 758	0.73mi	4/3.0	2,085 (+10%)	16mo	$384,000	$184	28

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 · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.26×
• Total profit: $-58,676
• Equity at exit: $42,494

10-year hold

• IRR: -12.9%
• Equity multiple: 0.22×
• Total profit: $-62,388
• Equity at exit: $24,642

Cash invested: $79,800 (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 36330

• Home prices YoY: -19.4%
• Rents YoY: 3.9%
• Active inventory: 444
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$119
• HOA: −$14
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-222

Break-even live

Break-even rent $2,181

Max offer price $245,765

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-141	+0% $-222	+5% $-303	+10% $-383
Rent	-10% $-372	-5% $-297	+0% $-222	+5% $-147	+10% $-72
Rate	-1.0pp $-79	-0.5pp $-150	base $-222	+0.5pp $-296	+1.0pp $-371

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 Alabama 167 Enterprise, AL	4.0	2.0	2111	$2,500	$1.18	45d	1	1.06mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 5 events

1. 2026-05-14
   status Pending 1413-char remark

   Show marketing remark (1413 chars)

   Tucked away on a quiet cul-de-sac in Oak Ridge Forest, this home on Leafwood Circle offers that rare mix of comfort, space, and everyday ease. Step inside to a welcoming layout designed for real life. The living room, with new LVP flooring and fireplace, flows into the kitchen and dining spaces, making it easy to host, gather, or just enjoy a slow evening at home. The kitchen is functional and has plenty of workspace, storage, and room to keep everyone connected, whether it's busy mornings or laid-back weekends. The split floor plan provides a sense of privacy, with a spacious primary suite tucked away as its own retreat, complete with a private bath and generous his and her closet space. Additional bedrooms have new carpet and offer flexibility for guests, kids, or even a home office-whatever fits your season of life. Out back, the yard gives you space to breathe over a half acre. Whether it's grilling, letting kids or pets run, or just enjoying a quiet cup of coffee- this is the kind of space that makes you slow down and stay awhile. The detached third garage can double as a workshop or storage. Located in an established neighborhood just minutes from schools, shopping, and Fort Rucker, this home checks all the boxes for convenience without sacrificing that tucked-away feel. If you've been waiting for something that feels easy, livable, and ready to welcome you home-this might be the one!

2. 2026-05-03
   status Pending 1425-char remark
3. 2026-04-30
   historical Active Under Contract 1413-char remark

   Show marketing remark (1413 chars)

   Tucked away on a quiet cul-de-sac in Oak Ridge Forest, this home on Leafwood Circle offers that rare mix of comfort, space, and everyday ease. Step inside to a welcoming layout designed for real life. The living room, with new LVP flooring and fireplace, flows into the kitchen and dining spaces, making it easy to host, gather, or just enjoy a slow evening at home. The kitchen is functional and has plenty of workspace, storage, and room to keep everyone connected, whether it's busy mornings or laid-back weekends. The split floor plan provides a sense of privacy, with a spacious primary suite tucked away as its own retreat, complete with a private bath and generous his and her closet space. Additional bedrooms have new carpet and offer flexibility for guests, kids, or even a home office-whatever fits your season of life. Out back, the yard gives you space to breathe over a half acre. Whether it's grilling, letting kids or pets run, or just enjoying a quiet cup of coffee- this is the kind of space that makes you slow down and stay awhile. The detached third garage can double as a workshop or storage. Located in an established neighborhood just minutes from schools, shopping, and Fort Rucker, this home checks all the boxes for convenience without sacrificing that tucked-away feel. If you've been waiting for something that feels easy, livable, and ready to welcome you home-this might be the one!

4. 2026-04-28
   listed $285,000 Active 1425-char remark
5. 2026-04-27
   listed $285,000 Active 1413-char remark

   Show marketing remark (1413 chars)

   Tucked away on a quiet cul-de-sac in Oak Ridge Forest, this home on Leafwood Circle offers that rare mix of comfort, space, and everyday ease. Step inside to a welcoming layout designed for real life. The living room, with new LVP flooring and fireplace, flows into the kitchen and dining spaces, making it easy to host, gather, or just enjoy a slow evening at home. The kitchen is functional and has plenty of workspace, storage, and room to keep everyone connected, whether it's busy mornings or laid-back weekends. The split floor plan provides a sense of privacy, with a spacious primary suite tucked away as its own retreat, complete with a private bath and generous his and her closet space. Additional bedrooms have new carpet and offer flexibility for guests, kids, or even a home office-whatever fits your season of life. Out back, the yard gives you space to breathe over a half acre. Whether it's grilling, letting kids or pets run, or just enjoying a quiet cup of coffee- this is the kind of space that makes you slow down and stay awhile. The detached third garage can double as a workshop or storage. Located in an established neighborhood just minutes from schools, shopping, and Fort Rucker, this home checks all the boxes for convenience without sacrificing that tucked-away feel. If you've been waiting for something that feels easy, livable, and ready to welcome you home-this might be the one!

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$20/yr (+$2/mo · 1.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,799
• − Mortgage interest: −$15,964
• − Property taxes: −$1,149
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$168
• − Depreciation: −$8,291
• Taxable loss: −$7,846
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $-782/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: Enterprise City
• NCES district ID: 0101320
• Math proficiency: 40% ▼ -20.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $51,311
• Composite: 42.83/100
• National rank: #3136
• State rank: #12 of 129 in AL

Livability — Enterprise

• Score: 65/100
• State rank: #127
• US rank: #12953

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enterprise, AL
• County: Coffee County · 39,557 people
• City population: 39,557
• Metro: Enterprise, AL
• Population (ZIP): 39,557
• Household income: $75,765
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1126.0

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Black 17% Hispanic / Latino 13% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 2%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.44%
• Current HPI: 184.0163
• Rent YoY: ▲ 3.92%
• Metro: Enterprise, 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

+3.5% since first listed

7 events — show timeline

• 2026-05-27 Sold (Public Records) $295,000 Public Records
• 2026-05-22 Sold (MLS) $295,000 WBR
• 2026-05-14 Pending — WBR
• 2026-05-03 Pending — SAMLS
• 2026-04-30 Contingent — WBR
• 2026-04-28 Listed $285,000 SAMLS
• 2026-04-27 Listed $285,000 WBR

Property tax history

+2.3%/yr

Latest (2025): $1,149 · +2.8% YoY. Source: county tax records.