109 Cabaha St · Enterprise, AL 36330

$140,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 7 Days on market

Built 1982 0.32 ac lot $93/sqft · 36% below area Est $219k · 36% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• 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

Listing remarks MLS

This nice cottage has a spacious living room with vaulted ceilings, beautiful ceramic tile flooring in the living area, dining and kitchen. There are 3 bedrooms, 2 baths and a nice deck overlooking a peaceful back yard. Great location, close to shopping areas and schools. Well established subdivision. This is a VA Foreclosure to be sold as is. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

Key facts

• 0.32 acre lot
• Garage
• Built 1982

Property features AI

Exterior

• Parking: Attached garage (1 covered parking space); Total 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding
• Exterior features: Deck; On waterfront

Interior

• Kitchen: Eat-in kitchen
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Eat-in kitchen; Wood window frames with window treatments; Living room fireplace (1)
• Laundry & utility: Laundry area located in the garage; No appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.3% below list).
• Recommended offer: $140k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 4.2% 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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 $139,597 (0.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (median comp): $218,805
• List price: $140,000
• Delta: -36.02%
• 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
109 Cahaba St	0.00mi	3/2.0	1,504 (0%)	0mo	$162,500	$108	96
406 Iroquois Rd	0.31mi	3/2.5	1,538 (+2%)	3mo	$121,500	$79	73
105 Woodley Dr	0.54mi	3/2.0	1,509 (+0%)	6mo	$229,000	$152	65
608 Melbourne Dr	0.71mi	3/2.0	1,497 (-0%)	3mo	$195,000	$130	60
111 Woodley Dr	0.58mi	3/2.5	1,447 (-4%)	2mo	$227,500	$157	59
215 Cardinal Ln	0.63mi	3/2.0	1,549 (+3%)	4mo	$125,000	$81	58
202 Deerfield Dr	0.74mi	3/2.0	1,534 (+2%)	3mo	$130,000	$85	56
807 Morgan Ln	0.34mi	4/3.0 (+1)	1,625 (+8%)	3mo	$250,000	$154	56
100 Doe St	0.64mi	3/2.0	1,620 (+8%)	0mo	$210,000	$130	53
110 Yvonne Dr	0.65mi	3/2.0	1,386 (-8%)	5mo	$217,500	$157	48
311 Antler Dr	0.48mi	3/2.0	1,278 (-15%)	1mo	$115,000	$90	48
702 Dixie Dr	0.70mi	3/2.0	1,338 (-11%)	7mo	$180,000	$135	39

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,892
• Equity at exit: $20,874

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $18,010
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$734
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $228

Break-even live

Break-even rent $1,107

Max offer price $140,000

Occupancy floor 79%

Sensitivity live

Price	-10% $307	-5% $268	+0% $228	+5% $188	+10% $149
Rent	-10% $118	-5% $173	+0% $228	+5% $283	+10% $338
Rate	-1.0pp $299	-0.5pp $264	base $228	+0.5pp $192	+1.0pp $155

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Cheyenne Dr Enterprise, AL	2.0	1.5	1088	$800	$0.74	45d	1	0.23mi
605 Melbourne Dr Enterprise, AL	3.0	2.0	1333	$1,650	$1.24	45d	1	0.67mi
206 Myrick Dr Enterprise, AL	3.0	2.0	1800	$1,595	$0.89	45d	1	0.68mi
210 Morgan Ln Enterprise, AL	3.0	2.0	1494	$1,300	$0.87	45d	1	0.69mi
214 Morgan Ln Enterprise, AL	3.0	2.0	1322	$1,400	$1.06	45d	1	0.71mi
106 Pineridge Dr Enterprise, AL	2.0	2.5	1427	$1,150	$0.81	45d	1	0.95mi
452 Sandy Oak Dr Enterprise, AL	2.0	1.5	1300	$1,150	$0.88	45d	1	1.04mi
206 Myrtlewood Dr Enterprise, AL	3.0	2.0	1155	$1,400	$1.21	45d	1	1.04mi
443 Sandy Oak Dr Enterprise, AL	2.0	2.5	1504	$1,350	$0.90	45d	1	1.06mi
455 Sandy Oak Dr Enterprise, AL	3.0	2.5	1504	$1,975	$1.31	45d	1	1.07mi
137 Commons Dr Unit 1 Enterprise, AL	2.0	2.5	1369	$1,100	$0.80	45d	1	1.07mi
133 Commons Dr Enterprise, AL	3.0	2.5	1400	$1,200	$0.86	45d	1	1.08mi
114 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,300	$0.94	45d	1	1.13mi
102 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,250	$0.91	45d	1	1.16mi
184 N Springview Dr Enterprise, AL	3.0	2.5	1494	$1,350	$0.90	45d	1	1.24mi
160 N Springview Dr Enterprise, AL	3.0	2.5	1495	$1,350	$0.90	45d	1	1.29mi
102 S Spring View Dr Enterprise, AL	2.0	2.5	1404	$1,300	$0.93	45d	1	1.33mi
114 S Spring View Dr Enterprise, AL	3.0	2.5	1494	$1,300	$0.87	45d	1	1.34mi
3101 Achey Dr Enterprise, AL	2.0	1.5	1232	$1,200	$0.97	45d	1	1.35mi
85 Courtyard Way Enterprise, AL	3.0	2.5	1460	$1,375	$0.94	45d	1	1.38mi
25 Courtyard Way Enterprise, AL	2.0	2.5	1632	$1,250	$0.77	45d	1	1.38mi
118 Baldwin Dr Enterprise, AL	3.0	2.5	1494	$1,375	$0.92	45d	1	1.42mi

Listing history 22 events

1. 2026-05-11
   status Pending 513-char remark

   Show marketing remark (513 chars)

   This nice cottage has a spacious living room with vaulted ceilings, beautiful ceramic tile flooring in the living area, dining and kitchen. There are 3 bedrooms, 2 baths and a nice deck overlooking a peaceful back yard. Great location, close to shopping areas and schools. Well established subdivision. This is a VA Foreclosure to be sold as is. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

2. 2026-05-11
   status Pending 513-char remark

   Show marketing remark (513 chars)

   This nice cottage has a spacious living room with vaulted ceilings, beautiful ceramic tile flooring in the living area, dining and kitchen. There are 3 bedrooms, 2 baths and a nice deck overlooking a peaceful back yard. Great location, close to shopping areas and schools. Well established subdivision. This is a VA Foreclosure to be sold as is. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

3. 2026-05-04
   listed $140,000 Active 513-char remark
4. 2026-05-01
   listed $140,000 Active 513-char remark

   Show marketing remark (513 chars)

   This nice cottage has a spacious living room with vaulted ceilings, beautiful ceramic tile flooring in the living area, dining and kitchen. There are 3 bedrooms, 2 baths and a nice deck overlooking a peaceful back yard. Great location, close to shopping areas and schools. Well established subdivision. This is a VA Foreclosure to be sold as is. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

5. 2025-12-02
   price $205,000
6. 2025-11-16
   listed $210,000 Active
7. 2025-08-27
   price $219,000
8. 2025-07-17
   price $220,000
9. 2025-05-09
   listed $225,000 Active
10. 2022-10-18
    soldstatus $202,000
11. 2022-10-14
    soldstatus $202,000
12. 2022-10-14
    soldstatus $202,000
13. 2022-07-12
    listed $215,000
14. 2022-07-12
    listed $215,000
15. 2022-02-11
    soldstatus $148,300
16. 2022-02-11
    soldstatus $148,300
17. 2021-11-22
    listed $150,000
18. 2021-11-22
    listed $150,000
19. 2013-11-16
    listed $121,900
20. 2013-11-16
    listed $121,900
21. 2006-06-21
    soldstatus $114,000
22. 2006-04-22
    listed $118,500

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $16,752
• − Mortgage interest: −$7,842
• − Property taxes: −$987
• − Insurance: −$700
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,073
• Taxable income: $470
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $2,624/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

+37.1% since first listed

23 events — show timeline

• 2026-06-16 Sold (MLS) $162,500 WBR
• 2026-05-11 Pending — SAMLS
• 2026-05-11 Pending — WBR
• 2026-05-04 Listed $140,000 SAMLS
• 2026-05-01 Listed $140,000 WBR
• 2025-12-02 Price Changed $205,000 WBR
• 2025-11-16 Listed $210,000 WBR
• 2025-08-27 Price Changed $219,000 WBR
• 2025-07-17 Price Changed $220,000 WBR
• 2025-05-09 Listed $225,000 WBR
• 2022-10-18 Sold (Public Records) $202,000 Public Records
• 2022-10-14 Sold (MLS) $202,000 MAAR
• 2022-10-14 Sold (MLS) $202,000 WBR
• 2022-07-12 Listed $215,000 MAAR
• 2022-07-12 Listed $215,000 WBR
• 2022-02-11 Sold (MLS) $148,300 WBR
• 2022-02-11 Sold (MLS) $148,300 MAAR
• 2021-11-22 Listed $150,000 WBR
• 2021-11-22 Listed $150,000 MAAR
• 2013-11-16 Listed $121,900 MAAR
• 2013-11-16 Listed $121,900 WBR
• 2006-06-21 Sold (MLS) $114,000 MAAR
• 2006-04-22 Listed $118,500 MAAR

Property tax history

-0.4%/yr

Latest (2025): $987 · +6.1% YoY. Source: county tax records.