302 Crosswinds Blvd · Enterprise, AL 36330

$267,990

4 bd · 2.0 ba · 1,773 sqft · SingleFamily · 161 Days on market

Built 2026 Good condition 6,534 sqft lot 2-car garage $20/mo HOA · 1% of rent

---

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
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Cash flow +3.7/30.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to our Roanoke plan. This thoughtfully designed open-concept layout seamlessly connects the spacious kitchen, dining, and living areas. The kitchen features shaker-style cabinets, beautiful quartz countertops, and stainless steel appliances. The primary suite hosts a private bath, including dual sinks and a large walk-in closet. Three additional bedrooms provide plenty of space for family, guests, or a home office. Step out from the living area onto a covered back porch, providing you with relaxing outdoor space and easy access to the backyard. With modern finishes, quality craftsmanship, and a functional layout, this home is waiting for you!

Key facts

• Open-concept design
• Quartz countertops
• Primary suite

Tags

• OPEN-CONCEPT DESIGN
• ENERGY-EFFICIENT WINDOWS
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIMARY SUITE

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,117.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-929 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (39.4% below list).
• Recommended offer: $162k (39.4% below list) — sets the bar for 1% rule.
• Cap rate 2.8% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($236k) 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 $162,282 (39.4% 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 39% 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: 0.51% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.56%
• DSCR: 0.44
• GRM: 16.3

CMA / ARV

• ARV (median comp): $317,117
• List price: $267,990
• Delta: -15.49%
• 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
113 Kitty Hawk Loop	0.07mi	4/2.0	1,684 (-5%)	3mo	$229,888	$137	86
114 Kitty Hawk Loop	0.07mi	4/2.0	1,684 (-5%)	5mo	$241,888	$144	84
114 Kitty Hawk Loop	0.07mi	4/2.0	1,684 (-5%)	5mo	$241,888	$144	84
103 Hand Ln	0.35mi	4/2.0	1,777 (+0%)	8mo	$312,000	$176	77
105 Conneway Ct	0.31mi	4/2.0	1,780 (+0%)	11mo	$320,000	$180	76
203 Conneway Ct	0.37mi	4/2.0	1,777 (+0%)	9mo	$312,000	$176	75
205 Conneway Ct	0.37mi	4/2.0	1,905 (+7%)	6mo	$343,500	$180	65
107 Hand Ln	0.34mi	4/2.0	1,905 (+7%)	9mo	$343,500	$180	64
213 Neenan Dr	0.32mi	3/2.0 (-1)	1,601 (-10%)	5mo	$295,000	$184	60
105 Hand Ln	0.34mi	4/2.0	2,000 (+13%)	6mo	$340,000	$170	58
204 Neenan Dr	0.43mi	3/2.0 (-1)	1,631 (-8%)	7mo	$305,000	$187	56
201 Conneway Ct	0.35mi	3/2.0 (-1)	1,601 (-10%)	13mo	$292,000	$182	52

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: -38.6%
• Equity multiple: -0.23×
• Total profit: $-109,034
• Equity at exit: $47,283

10-year hold

• IRR: -52.3%
• Equity multiple: -0.85×
• Total profit: $-164,687
• Equity at exit: $27,418

Cash invested: $88,793 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 3 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $250,990 ($156/sqft)
• Median days on market: 203 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +14.5% 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: 13.8×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$1,663
• Tax est. 1.5%: −$396 /mo · $4,757/yr
• Insurance: −$132
• HOA: −$20
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-929

Break-even live

Break-even rent $2,799

Max offer price $182,617

Occupancy floor —

Sensitivity live

Price	-10% $-710	-5% $-820	+0% $-929	+5% $-1,039	+10% $-1,149
Rent	-10% $-1,058	-5% $-994	+0% $-929	+5% $-865	+10% $-801
Rate	-1.0pp $-770	-0.5pp $-849	base $-929	+0.5pp $-1,012	+1.0pp $-1,095

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: $79,279
• Closing costs: $9,514
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• 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 water (see remarks)Public sewer
• Home design: Single-family residenceOne levelNew construction
• Construction: Vinyl sidingBuilt new (new construction)
• Exterior features: Covered patio/porch

Interior

• Kitchen: DishwasherMicrowaveRange
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: PantryWalk-in closetsEntrance foyerDouble-pane windows
• Laundry & utility: Inside laundry

Listing history 50 events

1. 2026-09-24
   days on market $267,990 Active 161 DOM
2. 2026-09-23
   days on market $267,990 Active 160 DOM
3. 2026-09-21
   days on market $267,990 Active 158 DOM
4. 2026-09-20
   days on market $267,990 Active 157 DOM
5. 2026-09-19
   days on market $267,990 Active 156 DOM
6. 2026-09-18
   days on market $267,990 Active 155 DOM
7. 2026-09-17
   days on market $267,990 Active 154 DOM
8. 2026-09-16
   days on market $267,990 Active 153 DOM
9. 2026-09-15
   days on market $267,990 Active 152 DOM
10. 2026-09-14
    days on market $267,990 Active 151 DOM
11. 2026-09-13
    days on market $267,990 Active 150 DOM
12. 2026-09-12
    days on market $267,990 Active 149 DOM
13. 2026-09-11
    days on market $267,990 Active 148 DOM
14. 2026-09-05
    days on market $267,990 Active 142 DOM
15. 2026-09-04
    days on market $267,990 Active 141 DOM
16. 2026-09-03
    days on market $267,990 Active 140 DOM
17. 2026-09-02
    days on market $267,990 Active 139 DOM
18. 2026-08-30
    days on market $267,990 Active 136 DOM
19. 2026-08-29
    days on market $267,990 Active 135 DOM
20. 2026-08-28
    days on market $267,990 Active 134 DOM
21. 2026-08-27
    days on market $267,990 Active 133 DOM
22. 2026-08-26
    days on market $267,990 Active 132 DOM
23. 2026-08-25
    days on market $267,990 Active 131 DOM
24. 2026-08-24
    days on market $267,990 Active 130 DOM
25. 2026-08-23
    days on market $267,990 Active 129 DOM
26. 2026-08-22
    days on market $267,990 Active 128 DOM
27. 2026-08-21
    days on market $267,990 Active 127 DOM
28. 2026-08-20
    days on market $267,990 Active 126 DOM
29. 2026-08-19
    days on market $267,990 Active 125 DOM
30. 2026-08-18
    days on market $267,990 Active 124 DOM
31. 2026-08-17
    days on market $267,990 Active 123 DOM
32. 2026-08-16
    days on market $267,990 Active 122 DOM
33. 2026-08-15
    days on market $267,990 Active 121 DOM
34. 2026-08-14
    days on market $267,990 Active 120 DOM
35. 2026-08-13
    days on market $267,990 Active 119 DOM
36. 2026-08-12
    days on market $267,990 Active 118 DOM
37. 2026-08-11
    days on market $267,990 Active 117 DOM
38. 2026-08-10
    days on market $267,990 Active 116 DOM
39. 2026-08-09
    days on market $267,990 Active 115 DOM
40. 2026-08-08
    days on market $267,990 Active 114 DOM
41. 2026-08-07
    days on market $267,990 Active 113 DOM
42. 2026-08-06
    days on market $267,990 Active 112 DOM
43. 2026-08-05
    days on market $267,990 Active 111 DOM
44. 2026-08-04
    days on market $267,990 Active 110 DOM
45. 2026-08-03
    days on market $267,990 Active 109 DOM
46. 2026-07-31
    days on market $267,990 Active 106 DOM
47. 2026-07-30
    days on market $267,990 Active 105 DOM
48. 2026-07-29
    days on market $267,990 Active 104 DOM
49. 2026-07-27
    days on market $267,990 Active 102 DOM
50. 2026-07-25
    days on market $267,990 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: $19,474
• − Mortgage interest: −$17,763
• − Property taxes: −$4,757
• − Insurance: −$1,586
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − HOA: −$240
• − Depreciation: −$9,225
• Taxable loss: −$17,213
• Est. tax savings @ 24.0%: +$4,131
• After-tax cash flow: $-7,023/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

Good 80/100 Cosmetic rehab Est. rehab $8,865–$26,595 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, featuring a well-maintained exterior, energy-efficient windows, and a spacious open-concept layout. The highest-ROI updates would be painting and landscaping to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Replace low-E windows if needed — Improves energy efficiency and reduces utility costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

---

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

Property features AI

Finance

• 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 water (see remarks)Public sewer
• Home design: Single-family residenceOne levelNew construction
• Construction: Vinyl sidingBuilt new (new construction)
• Exterior features: Covered patio/porch

Interior

• Kitchen: DishwasherMicrowaveRange
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Interior features: PantryWalk-in closetsEntrance foyerDouble-pane windows
• Laundry & utility: Inside laundry

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-16 Listed $267,990 SAMLS
• 2026-04-03 Listed $267,990 Zillow
• 2026-04-02 Listed $267,990 WBR