3098 Achey Dr · Enterprise, AL 36330

$195,000

3 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 18 Days on market

Built 1999 6,098 sqft lot Est $142k · 37% over

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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).

• Cash flow +12.3/30.0
• Schools +4.3/10.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New roof just installed on this wonderful 3/2. Super convenient to Fort Rucker and everything Enterprise, its open concept and split bedrooms are perfect for family or roommates. A screened in porch extends the living area to the outside where you can enjoy your back yard with a privacy fence. The back splash adds an interesting touch to the kitchen which has lots of counterspace, a new stainless French door refrigerator and a newer dishwasher. Owner had gutters installed. This home also features a sliding glass with a doggy door as well as a doggy door on the screened in porch. This is absolutely the perfect place to call home for the first time home buyer, retiree looking to downsize or a great investment property.

Key facts

• Screened-in porch
• Fenced-in backyard
• 6,098 sq ft lot

Tags

• FENCED-IN BACKYARD
• SCREENED-IN PORCH

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces (total 2 parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Screened patio/porch; On waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Disposal; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fan(s); Walk-in closet(s); Entrance foyer; Eat-in kitchen; Double pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-37 ($-446/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (26.8% below list).
• Recommended offer: $143k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Rucker Boulevard Elementary School (math 41% / reading 58%, grade D, #121 of 627 statewide, top 21%, 483 students, 59% 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); 441 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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.
• Current owner paid $132k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $142,768 (26.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $142,449
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Washington Ave	0.32mi	3/2.0	1,406 (+2%)	6mo	$179,000	$127	77
108 N Springview Dr	0.13mi	3/2.5	1,494 (+8%)	6mo	$153,000	$102	73
101 Foxhill Dr	0.61mi	3/2.0	1,344 (-3%)	0mo	$179,900	$134	67
113 Crestview Dr	0.69mi	3/2.0	1,374 (-1%)	5mo	$101,200	$74	63
117 Foxhill Dr	0.55mi	3/2.0	1,468 (+6%)	3mo	$210,000	$143	62
120 Crestview Dr	0.75mi	3/2.0	1,351 (-2%)	2mo	$198,020	$147	59
102 Myrtlewood Dr	0.36mi	3/2.0	1,175 (-15%)	5mo	$167,500	$143	54
107 Deerfield Dr	0.51mi	3/1.5	1,550 (+12%)	0mo	$118,500	$76	54
202 Deerfield Dr	0.62mi	3/2.0	1,534 (+11%)	3mo	$130,000	$85	51
106 Deerfield Dr	0.53mi	4/2.5 (+1)	1,550 (+12%)	7mo	$160,000	$103	42
613 Grand Pine Ave	0.73mi	4/2.0 (+1)	1,499 (+8%)	6mo	$150,000	$100	42
91 County Road 738	0.72mi	3/2.0	1,200 (-13%)	6mo	$41,000	$34	40

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-32,725
• Equity at exit: $29,075

10-year hold

• IRR: -7.4%
• Equity multiple: 0.52×
• Total profit: $-26,340
• Equity at exit: $16,860

Cash invested: $54,600 (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: 441
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-37

Break-even live

Break-even rent $1,475

Max offer price $188,427

Occupancy floor 98%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Achey Dr Enterprise, AL	2.0	1.5	1232	$1,200	$0.97	43d	1	0.04mi
160 N Springview Dr Enterprise, AL	3.0	2.5	1495	$1,350	$0.90	43d	1	0.08mi
25 Courtyard Way Enterprise, AL	2.0	2.5	1632	$1,250	$0.77	43d	1	0.09mi
184 N Springview Dr Enterprise, AL	3.0	2.5	1494	$1,350	$0.90	43d	1	0.10mi
85 Courtyard Way Enterprise, AL	3.0	2.5	1460	$1,375	$0.94	43d	1	0.18mi
102 S Spring View Dr Enterprise, AL	2.0	2.5	1404	$1,300	$0.93	43d	1	0.19mi
114 S Spring View Dr Enterprise, AL	3.0	2.5	1494	$1,300	$0.87	43d	1	0.22mi
220 Candlebrook Dr Enterprise, AL	2.0	1.5	1024	$995	$0.97	43d	1	0.23mi
224 Candlebrook Dr Enterprise, AL	2.0	1.5	1024	$1,050	$1.03	43d	1	0.23mi
118 Baldwin Dr Enterprise, AL	3.0	2.5	1494	$1,375	$0.92	43d	1	0.25mi
206 Myrtlewood Dr Enterprise, AL	3.0	2.0	1155	$1,400	$1.21	43d	1	0.28mi
107 Wakefield Way Enterprise, AL	2.0	2.5	1369	$1,350	$0.99	43d	1	0.36mi
206 Wakefield Way Enterprise, AL	2.0	2.5	1495	$2,635	$1.76	43d	1	0.40mi
106 Pineridge Dr Enterprise, AL	2.0	2.5	1427	$1,150	$0.81	43d	1	0.41mi
203 Winthrope Ln Enterprise, AL	2.0	2.5	1365	$1,325	$0.97	43d	1	0.42mi
102 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,250	$0.91	43d	1	0.45mi
133 Commons Dr Enterprise, AL	3.0	2.5	1400	$1,200	$0.86	43d	1	0.45mi
137 Commons Dr Unit 1 Enterprise, AL	2.0	2.5	1369	$1,100	$0.80	43d	1	0.46mi
114 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,300	$0.94	43d	1	0.46mi
155 Wingate Ave Enterprise, AL	2.0	2.0	1600	$1,450	$0.91	43d	1	0.50mi
210 Morgan Ln Enterprise, AL	3.0	2.0	1494	$1,300	$0.87	43d	1	0.79mi
214 Morgan Ln Enterprise, AL	3.0	2.0	1322	$1,400	$1.06	43d	1	0.81mi
605 Melbourne Dr Enterprise, AL	3.0	2.0	1333	$1,650	$1.24	43d	1	0.82mi
108 Anthony Cir Unit C Enterprise, AL	2.0	2.0	1032	$900	$0.87	43d	1	1.17mi
203 Coral Way Enterprise, AL	4.0	2.0	1583	$1,950	$1.23	43d	1	1.19mi
206 Myrick Dr Enterprise, AL	3.0	2.0	1800	$1,595	$0.89	43d	1	1.20mi
452 Sandy Oak Dr Enterprise, AL	2.0	1.5	1300	$1,150	$0.88	43d	1	1.27mi
455 Sandy Oak Dr Enterprise, AL	3.0	2.5	1504	$1,975	$1.31	43d	1	1.29mi
443 Sandy Oak Dr Enterprise, AL	2.0	2.5	1504	$1,350	$0.90	43d	1	1.30mi
3830 Rucker Blvd Enterprise, AL	3.0	2.0	1216	$1,200	$0.99	43d	4	1.36mi
200 Cheyenne Dr Enterprise, AL	2.0	1.5	1088	$800	$0.74	43d	1	1.38mi

Listing history 14 events

1. 2026-06-19
   days on market $195,000 Active 18 DOM
2. 2026-06-18
   days on market $195,000 Active 17 DOM
3. 2026-06-17
   days on market $195,000 Active 16 DOM
4. 2026-06-16
   days on market $195,000 Active 15 DOM
5. 2026-06-15
   days on market $195,000 Active 14 DOM
6. 2026-06-14
   days on market $195,000 Active 12 DOM
7. 2026-06-12
   days on market $195,000 Active 11 DOM
8. 2026-06-09
   days on market $195,000 Active 8 DOM
9. 2026-06-08
   days on market $195,000 Active 7 DOM
10. 2026-06-07
    days on market $195,000 Active 6 DOM
11. 2026-06-05
    days on market $195,000 Active 3 DOM
12. 2026-06-03
    days on market $195,000 Active 2 DOM
13. 2026-06-02
    remarks 533-char remark
14. 2026-06-02
    listed $195,000 Active 1 DOM

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$65/yr (+$5/mo · 8.8%)

ⓘ 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 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: $17,132
• − Mortgage interest: −$10,923
• − Property taxes: −$735
• − Insurance: −$975
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$5,673
• Taxable loss: −$3,914
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $493/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

+46.7% since first listed

19 events — show timeline

• 2026-06-01 Listed $195,000 SAMLS
• 2024-12-13 Rental Removed $1,350 APPFOLIO
• 2024-11-20 Listed for Rent $1,350 APPFOLIO
• 2024-06-15 Rental Removed $1,350 APPFOLIO
• 2024-05-23 Listed for Rent $1,350 APPFOLIO
• 2019-09-06 Sold (MLS) $132,000 WBR
• 2019-09-06 Sold (MLS) $132,000 SAMLS
• 2019-09-06 Sold (MLS) $132,000 MAAR
• 2019-06-20 Listed $137,000 WBR
• 2019-06-20 Listed $137,000 MAAR
• 2016-06-21 Sold (Public Records) $124,300 Public Records
• 2016-06-17 Sold (MLS) $124,300 MAAR
• 2016-06-17 Sold (MLS) $124,300 WBR
• 2016-04-14 Listed $125,000 MAAR
• 2016-04-14 Listed $125,000 WBR
• 2015-01-15 Listed $128,000 MAAR
• 2015-01-15 Listed $128,000 WBR
• 2008-02-14 Sold (MLS) $128,200 MAAR
• 2008-01-18 Listed $132,900 MAAR

Property tax history

+3.7%/yr

Latest (2025): $735 · +6.4% YoY. Source: county tax records.