210 Apache Dr · Enterprise, AL 36330

$520,500

12 bd · 6.0 ba · 1,088 sqft · MultiFamily public records · 55 Days on market

Built 1980

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

CHAIN LINK & WOOD 1,2,3,4 HAVE BEEN RENOVATED RECENTLY , PAINT, LIGHT FIXTURES AND FANS. UNIT 5 IS IN GOOD SHAPE BUT NOT RENOVATED; LONG TIME TENANT IN IT. UNIT 6 JUST RECENTLY RENOVATED. UNIT 1 HAS ALL TILE DOWN STAIRS AND CARPET AND TILE UPSTAIRS, 2-5 HAS CARPET AND LINOLEUM, & 6 HAS FLOATING WOOD FLOOR AND TILE DOWN STAIRS, CARPET AND TILE UPSTAIRS. STORAGE IN BACK OF UNIT, #5 HAS RECENTLY INSTALLED INSIDE/OUTSIDE AC, RECENTLY INSTALLED OUTSIDE AC UNIT ON #1-5. ALL OCCUPIED,

Key facts

• Built 1980
• Listed 54 days

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Two levels
• Construction: Brick construction; Slab foundation
• Exterior features: City lot

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Plumbed for ice maker; Refrigerator
• Bedrooms: Multiple 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Brick flooring
• Bathrooms: Multiple 1-bathroom units (each unit listed as 1 bathroom)
• Heating & cooling: Central heating; Hot water heating; Electric heating; Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive. Per door: $162/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $520k).
• Recommended offer: $505k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; solid renter incomes; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).
• At $5,371/mo this rent would consume 85% of the median local household income ($76k/yr) (locally 1126% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($505k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago 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 $504,885 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $205,000
• List price: $520,500
• Delta: 153.90%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.92% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-38,099
• Equity at exit: $77,608

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $41,112
• Equity at exit: $45,003

Cash invested: $145,740 (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: 32.3×

Monthly cashflow live

• Estimated rent: $5,371 medium
• Mortgage (P&I): −$2,730
• Tax est. 1.5%: −$651 /mo · $7,808/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,128
• Net cashflow: $646

Break-even live

Break-even rent $4,553

Max offer price $520,500

Occupancy floor 83%

Sensitivity live

Price	-10% $1,006	-5% $826	+0% $646	+5% $466	+10% $286
Rent	-10% $222	-5% $434	+0% $646	+5% $858	+10% $1,070
Rate	-1.0pp $908	-0.5pp $778	base $646	+0.5pp $511	+1.0pp $374

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$5,372
Total (4 units)			$5,371

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: $130,125
• Closing costs: $15,615
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $520,500 Active 55 DOM
2. 2026-06-19
   days on market $520,500 Active 53 DOM
3. 2026-06-18
   days on market $520,500 Active 52 DOM
4. 2026-06-17
   days on market $520,500 Active 51 DOM
5. 2026-06-16
   days on market $520,500 Active 50 DOM
6. 2026-06-15
   days on market $520,500 Active 49 DOM
7. 2026-06-14
   days on market $520,500 Active 47 DOM
8. 2026-06-12
   days on market $520,500 Active 46 DOM
9. 2026-06-09
   days on market $520,500 Active 43 DOM
10. 2026-06-08
    days on market $520,500 Active 42 DOM
11. 2026-06-07
    days on market $520,500 Active 41 DOM
12. 2026-06-05
    days on market $520,500 Active 38 DOM
13. 2026-06-03
    days on market $520,500 Active 37 DOM
14. 2026-06-02
    days on market $520,500 Active 36 DOM
15. 2026-06-01
    days on market $520,500 Active 35 DOM
16. 2026-05-31
    days on market $520,500 Active 34 DOM
17. 2026-05-30
    days on market $520,500 Active 33 DOM
18. 2026-04-27
    listed $520,500 Active 494-char remark
19. 2023-11-29
    historical $850
20. 2023-11-02
    listed $850
21. 2012-05-26
    listed $199,999
22. 2012-05-26
    listed $199,999

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,452
• − Mortgage interest: −$29,156
• − Property taxes: −$7,808
• − Insurance: −$2,602
• − Repairs & maintenance: −$5,156
• − Management: −$5,156
• − Depreciation: −$15,142
• Taxable loss: −$568
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $7,889/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

+160.3% since first listed

5 events — show timeline

• 2026-04-27 Listed $520,500 WBR
• 2023-11-29 Rental Removed $850 APPFOLIO
• 2023-11-02 Listed for Rent $850 APPFOLIO
• 2012-05-26 Listed $199,999 MAAR
• 2012-05-26 Listed $199,999 WBR

Property tax history

+3.4%/yr

Latest (2025): $525 · +6.5% YoY. Source: county tax records.