109 Kitty Hawk Loop · Enterprise, AL 36330

$224,990

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 161 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 +3.5/30.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +0.0/10.0
• 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 $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,393.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-881 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (34.7% below list).
• Recommended offer: $147k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.5% 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); 680 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 161 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,807 (34.7% 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 161 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.50% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.91%
• DSCR: 0.43
• GRM: 16.6

CMA / ARV

• ARV (median comp): $292,393
• List price: $224,990
• Delta: -23.05%
• 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%)	6mo	$275,000	$183	70
100 Conneway Ct	0.26mi	3/2.0	1,500 (+6%)	12mo	$280,000	$187	67
109 Hand Ln	0.37mi	3/2.0	1,500 (+6%)	8mo	$295,000	$197	66
202 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	5mo	$260,000	$173	66
200 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	5mo	$260,000	$173	66
104 Neenan Dr	0.39mi	3/2.0	1,500 (+6%)	10mo	$240,000	$160	63
107 Conneway Ct	0.33mi	3/2.0	1,502 (+6%)	14mo	$277,500	$185	63
106 Neenan Dr	0.39mi	3/2.0	1,502 (+6%)	14mo	$270,000	$180	60
213 Neenan Dr	0.31mi	3/2.0	1,601 (+13%)	5mo	$295,000	$184	60
105 Neenan Dr	0.43mi	3/2.0	1,500 (+6%)	14mo	$253,000	$169	58
201 Conneway Ct	0.35mi	3/2.0	1,601 (+13%)	13mo	$292,000	$182	51
102 Neenan Dr	0.39mi	3/2.0	1,601 (+13%)	15mo	$288,000	$180	47

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: -39.4%
• Equity multiple: -0.25×
• Total profit: $-102,079
• Equity at exit: $43,597

10-year hold

• IRR: -55.0%
• Equity multiple: -0.90×
• Total profit: $-155,258
• Equity at exit: $25,281

Cash invested: $81,870 (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 · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $259,990 ($157/sqft)
• Median days on market: 161 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.2% 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: 680
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$1,533
• Tax est. 1.5%: −$365 /mo · $4,386/yr
• Insurance: −$122
• HOA: −$20
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-881

Break-even live

Break-even rent $2,583

Max offer price $164,927

Occupancy floor —

Sensitivity live

Price	-10% $-679	-5% $-780	+0% $-881	+5% $-982	+10% $-1,083
Rent	-10% $-997	-5% $-939	+0% $-881	+5% $-823	+10% $-765
Rate	-1.0pp $-734	-0.5pp $-807	base $-881	+0.5pp $-957	+1.0pp $-1,034

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: $73,098
• Closing costs: $8,772
• 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. 2026-09-24
   pricedays on market $224,990 Active 161 DOM
2. 2026-09-23
   days on market $229,990 Active 160 DOM
3. 2026-09-21
   days on market $229,990 Active 158 DOM
4. 2026-09-20
   days on market $229,990 Active 157 DOM
5. 2026-09-19
   days on market $229,990 Active 156 DOM
6. 2026-09-18
   days on market $229,990 Active 155 DOM
7. 2026-09-17
   days on market $229,990 Active 154 DOM
8. 2026-09-16
   days on market $229,990 Active 153 DOM
9. 2026-09-15
   days on market $229,990 Active 152 DOM
10. 2026-09-14
    days on market $229,990 Active 151 DOM
11. 2026-09-13
    days on market $229,990 Active 150 DOM
12. 2026-09-12
    days on market $229,990 Active 149 DOM
13. 2026-09-11
    pricedays on market $229,990 Active 148 DOM
14. 2026-09-05
    days on market $209,888 Active 142 DOM
15. 2026-09-04
    days on market $209,888 Active 141 DOM
16. 2026-09-03
    days on market $209,888 Active 140 DOM
17. 2026-09-02
    days on market $209,888 Active 139 DOM
18. 2026-08-30
    days on market $209,888 Active 136 DOM
19. 2026-08-29
    days on market $209,888 Active 135 DOM
20. 2026-08-28
    days on market $209,888 Active 134 DOM
21. 2026-08-27
    days on market $209,888 Active 133 DOM
22. 2026-08-26
    days on market $209,888 Active 132 DOM
23. 2026-08-25
    days on market $209,888 Active 131 DOM
24. 2026-08-24
    days on market $209,888 Active 130 DOM
25. 2026-08-23
    days on market $209,888 Active 129 DOM
26. 2026-08-22
    days on market $209,888 Active 128 DOM
27. 2026-08-21
    days on market $209,888 Active 127 DOM
28. 2026-08-20
    days on market $209,888 Active 126 DOM
29. 2026-08-19
    days on market $209,888 Active 125 DOM
30. 2026-08-18
    days on market $209,888 Active 124 DOM
31. 2026-08-17
    days on market $209,888 Active 123 DOM
32. 2026-08-16
    days on market $209,888 Active 122 DOM
33. 2026-08-15
    days on market $209,888 Active 121 DOM
34. 2026-08-14
    days on market $209,888 Active 120 DOM
35. 2026-08-13
    days on market $209,888 Active 119 DOM
36. 2026-08-12
    days on market $209,888 Active 118 DOM
37. 2026-08-11
    days on market $209,888 Active 117 DOM
38. 2026-08-10
    days on market $209,888 Active 116 DOM
39. 2026-08-09
    days on market $209,888 Active 115 DOM
40. 2026-08-08
    days on market $209,888 Active 114 DOM
41. 2026-08-07
    days on market $209,888 Active 113 DOM
42. 2026-08-06
    days on market $209,888 Active 112 DOM
43. 2026-08-05
    days on market $209,888 Active 111 DOM
44. 2026-08-04
    days on market $209,888 Active 110 DOM
45. 2026-08-03
    days on market $209,888 Active 109 DOM
46. 2026-07-31
    days on market $209,888 Active 106 DOM
47. 2026-07-30
    days on market $209,888 Active 105 DOM
48. 2026-07-29
    days on market $209,888 Active 104 DOM
49. 2026-07-27
    days on market $209,888 Active 102 DOM
50. 2026-07-25
    days on market $209,888 Active 100 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: $17,617
• − Mortgage interest: −$16,379
• − Property taxes: −$4,386
• − Insurance: −$1,462
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$240
• − Depreciation: −$8,506
• Taxable loss: −$16,174
• Est. tax savings @ 24.0%: +$3,882
• After-tax cash flow: $-6,689/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