109 Kitty Hawk Loop · Enterprise, AL 36330

$209,888

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 114 Days on market

Built 2026 Excellent condition 6,534 sqft lot 2-car garage $20/mo HOA · 1% of rent ↓ 14% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Cash flow +3.8/30.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to our Beaumont plan, in the Townes at Crosswinds. This modern space seamlessly blends comfort and style, featuring an open-concept layout throughout the large kitchen, family, and dining areas. The kitchen comes equipped with stainless steel appliances, white shaker cabinets, and quartz countertops. The private owner’s suite includes an ensuite bathroom with dual sinks and a walk-in closet. The two additional bedrooms offer flexibility for family, guests, or a home office. Make sure you check out the oversized laundry and covered back porch.

Key facts

• Open-concept design
• Quartz countertops
• Private bath

Tags

• OPEN-CONCEPT DESIGN
• SHAKER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ELECTRIC SMOOTH TOP RANGE
• PRIVATE BATH

🏗️ New construction. The $209,888 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,784.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-845 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (28.2% below list).
• Recommended offer: $151k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 4.2% in Enterprise — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Holly Hill Elementary School (math 50% / reading 70%, grade B-, #61 of 627 statewide, top 10%, 708 students, 44% FRL); Coppinville School (math 22% / reading 61%, grade F, #53 of 257 statewide, top 20%, 597 students, 54% FRL); Enterprise High School (math 34% / reading 37%, grade F, #45 of 305 statewide, top 14%, 2,117 students, 44% FRL).
• Market conditions: Rents rising (+3.9%/yr); 568 active listings in the ZIP; solid renter incomes; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

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

• It's been on market 114 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,795 (28.2% 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 114 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.52% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 16.1

CMA / ARV

• ARV (median comp): $291,784
• List price: $209,888
• Delta: -28.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Neenan Dr	0.34mi	3/2.0	1,500 (+6%)	4mo	$275,000	$183	71
100 Conneway Ct	0.26mi	3/2.0	1,500 (+6%)	11mo	$280,000	$187	69
109 Hand Ln	0.37mi	3/2.0	1,500 (+6%)	6mo	$295,000	$197	68
200 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	4mo	$260,000	$173	67
202 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	4mo	$260,000	$173	67
104 Neenan Dr	0.39mi	3/2.0	1,500 (+6%)	9mo	$240,000	$160	64
107 Conneway Ct	0.33mi	3/2.0	1,502 (+6%)	12mo	$277,500	$185	64
106 Neenan Dr	0.39mi	3/2.0	1,502 (+6%)	12mo	$270,000	$180	61
213 Neenan Dr	0.31mi	3/2.0	1,601 (+13%)	3mo	$295,000	$184	61
105 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	13mo	$253,000	$169	59
201 Conneway Ct	0.35mi	3/2.0	1,601 (+13%)	12mo	$292,000	$182	52
102 Neenan Dr	0.39mi	3/2.0	1,601 (+13%)	14mo	$288,000	$180	49

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: -38.3%
• Equity multiple: -0.22×
• Total profit: $-99,668
• Equity at exit: $43,506

10-year hold

• IRR: -51.1%
• Equity multiple: -0.84×
• Total profit: $-150,071
• Equity at exit: $25,228

Cash invested: $81,700 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $259,990 ($159/sqft)
• Median days on market: 114 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 36330

• Home prices YoY: -19.4%
• Rents YoY: 3.9%
• Active inventory: 568
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$1,530
• Tax est. 1.5%: −$365 /mo · $4,377/yr
• Insurance: −$122
• HOA: −$20
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-845

Break-even live

Break-even rent $2,578

Max offer price $169,486

Occupancy floor —

Sensitivity live

Price	-10% $-644	-5% $-744	+0% $-845	+5% $-946	+10% $-1,047
Rent	-10% $-964	-5% $-905	+0% $-845	+5% $-786	+10% $-726
Rate	-1.0pp $-698	-0.5pp $-771	base $-845	+0.5pp $-921	+1.0pp $-998

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: $72,946
• Closing costs: $8,754
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Subdivision: Townes At Crosswinds
• HOA & community: HOA fee approximately $20.83 per month

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyNew constructionResidential property
• Construction: Vinyl sidingNew construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: DishwasherMicrowaveRange
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: PantryWalk-in closetsEntrance foyerDouble-pane windowsNo fireplace
• Laundry & utility: Laundry inside

Listing history 50 events

1. 2026-08-08
   days on market $209,888 Active 114 DOM
2. 2026-08-07
   days on market $209,888 Active 113 DOM
3. 2026-08-06
   days on market $209,888 Active 112 DOM
4. 2026-08-05
   days on market $209,888 Active 111 DOM
5. 2026-08-04
   days on market $209,888 Active 110 DOM
6. 2026-08-03
   days on market $209,888 Active 109 DOM
7. 2026-07-31
   days on market $209,888 Active 106 DOM
8. 2026-07-30
   days on market $209,888 Active 105 DOM
9. 2026-07-29
   days on market $209,888 Active 104 DOM
10. 2026-07-27
    days on market $209,888 Active 102 DOM
11. 2026-07-25
    days on market $209,888 Active 100 DOM
12. 2026-07-24
    days on market $209,888 Active 99 DOM
13. 2026-07-23
    days on market $209,888 Active 98 DOM
14. 2026-07-22
    days on market $209,888 Active 97 DOM
15. 2026-07-21
    days on market $209,888 Active 96 DOM
16. 2026-07-18
    days on market $209,888 Active 93 DOM
17. 2026-07-17
    days on market $209,888 Active 91 DOM
18. 2026-07-16
    days on market $209,888 Active 90 DOM
19. 2026-07-14
    days on market $209,888 Active 89 DOM
20. 2026-07-13
    days on market $209,888 Active 88 DOM
21. 2026-07-12
    days on market $209,888 Active 87 DOM
22. 2026-07-11
    days on market $209,888 Active 86 DOM
23. 2026-07-10
    days on market $209,888 Active 85 DOM
24. 2026-07-09
    days on market $209,888 Active 84 DOM
25. 2026-07-08
    days on market $209,888 Active 83 DOM
26. 2026-07-07
    days on market $209,888 Active 82 DOM
27. 2026-07-06
    days on market $209,888 Active 81 DOM
28. 2026-07-05
    days on market $209,888 Active 80 DOM
29. 2026-07-04
    days on market $209,888 Active 79 DOM
30. 2026-07-03
    days on market $209,888 Active 78 DOM
31. 2026-07-02
    days on market $209,888 Active 77 DOM
32. 2026-07-01
    days on market $209,888 Active 76 DOM
33. 2026-06-30
    days on market $209,888 Active 75 DOM
34. 2026-06-29
    days on market $209,888 Active 74 DOM
35. 2026-06-28
    days on market $209,888 Active 73 DOM
36. 2026-06-27
    days on market $209,888 Active 72 DOM
37. 2026-06-26
    days on market $209,888 Active 70 DOM
38. 2026-06-22
    days on market $209,888 Active 67 DOM
39. 2026-06-21
    days on market $209,888 Active 66 DOM
40. 2026-06-19
    days on market $209,888 Active 64 DOM
41. 2026-06-18
    days on market $209,888 Active 63 DOM
42. 2026-06-17
    pricedays on market $209,888 Active 62 DOM
43. 2026-06-16
    days on market $214,888 Active 61 DOM

    Show marketing remark (522 chars)

    Welcome home to our Beaumont plan. This modern space perfectly blends comfort and style with open concept living throughout the large kitchen, family, and dining areas. The kitchen comes equipped with stainless steel appliances, white shaker cabinets, and quartz countertops. The private owner's suite includes an ensuite bathroom with dual sinks and a walk-in closet. The two additional bedrooms offer flexibility for family, guests, or a home office. Make sure you check out the oversized laundry and covered back porch.

44. 2026-06-15
    days on market $214,888 Active 60 DOM
45. 2026-06-14
    days on market $214,888 Active 58 DOM
46. 2026-06-12
    days on market $214,888 Active 57 DOM
47. 2026-06-09
    days on market $214,888 Active 54 DOM
48. 2026-06-08
    days on market $214,888 Active 53 DOM
49. 2026-06-07
    days on market $214,888 Active 52 DOM
50. 2026-06-05
    days on market $214,888 Active 49 DOM

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

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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,095
• − Mortgage interest: −$16,344
• − Property taxes: −$4,377
• − Insurance: −$1,459
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − HOA: −$240
• − Depreciation: −$8,488
• Taxable loss: −$15,708
• Est. tax savings @ 24.0%: +$3,770
• After-tax cash flow: $-6,372/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 · 2 photos

Excellent 100/100 None rehab

This Beaumont plan home in the Townes at Crosswinds community is in excellent condition with no visible repairs needed. It offers a spacious open-concept design and modern amenities, making it an ideal move-in-ready property.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Install smart home automation — Enhances home's modern appeal and convenience ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Holly Hill Elementary School B- AL #61/627 Nat'l #7,155/41,679 Middle Coppinville School F AL #53/257 Nat'l #5,602/14,009 High Enterprise High School F AL #45/305 Nat'l #9,497/17,239

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

C Composite livability gradescore 65/100

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

• County: Coffee County · 53,133 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: 5% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Subdivision: Townes At Crosswinds
• HOA & community: HOA fee approximately $20.83 per month

Exterior

• Parking: Attached 2-car garage with garage door opener2 covered parking spaces
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyNew constructionResidential property
• Construction: Vinyl sidingNew construction
• Exterior features: Covered patio/porch

Interior

• Kitchen: DishwasherMicrowaveRange
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: PantryWalk-in closetsEntrance foyerDouble-pane windowsNo fireplace
• Laundry & utility: Laundry inside

Price history

-14.0% since first listed

19 events — show timeline

• 2026-06-17 Price Changed $209,888 SAMLS
• 2026-06-16 Price Changed $209,888 WBR
• 2026-06-16 Price Changed $209,888 Zillow
• 2026-05-06 Price Changed $214,888 Zillow
• 2026-05-06 Price Changed $219,888 Zillow
• 2026-05-06 Price Changed $214,888 Zillow
• 2026-05-05 Price Changed $214,888 WBR
• 2026-05-05 Price Changed $214,888 SAMLS
• 2026-04-28 Price Changed $219,888 Zillow
• 2026-04-28 Price Changed $219,888 SAMLS
• 2026-04-28 Price Changed $219,888 WBR
• 2026-04-22 Price Changed $224,888 SAMLS
• 2026-04-21 Price Changed $224,888 WBR
• 2026-04-21 Price Changed $224,888 Zillow
• 2026-04-16 Listed $229,888 SAMLS
• 2026-03-31 Price Changed $229,888 WBR
• 2026-03-31 Price Changed $229,888 Zillow
• 2026-02-18 Listed $243,990 WBR
• 2026-02-13 Listed $243,990 Zillow