103 Winterberry Way · Enterprise, AL 36330

$130,000

2 bd · 2.5 ba · 1,654 sqft · Townhouse public records · 62 Days on market

Built 2007 0.25 ac lot Est $195k · 33% under $54/mo HOA · 3% of rent ↓ 13% since listing

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Practical features
• Woodland park
• Hoa

Tags

• WOODLAND PARK
• LOCATION CLOSE TO SHOPPING
• LOCATION CLOSE TO SCHOOLS
• ESTABLISHED SUBDIVISION
• HOA
• PRACTICAL FEATURES

Property features AI

Finance

• Other: Located in the Woodland Park subdivision
• HOA & community: Monthly HOA fee approximately $54.17

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; Waterfront property

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Ceiling fans; Walk-in closets; Entrance foyer; Eat-in kitchen; Double pane windows; Window treatments; No fireplace
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Enterprise High School (math 34% / reading 37%, grade F, #45 of 305 statewide, top 14%, 2,117 students, 44% FRL).
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Enterprise City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 444 active listings in the ZIP; 4 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.22% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $195,172
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Winterberry Way	0.00mi	2/2.5	1,654 (0%)	0mo	$135,000	$82	100
120 Jasmine Cir	0.10mi	2/2.5	1,654 (0%)	6mo	$200,000	$121	91
120 Jasmine Cir	0.10mi	2/2.5	1,654 (0%)	6mo	$200,000	$121	91
106 Winterberry Way	0.03mi	2/2.5	1,654 (0%)	11mo	$194,900	$118	89
132 Jasmine Cir	0.12mi	2/2.5	1,654 (0%)	9mo	$173,500	$105	87
136 Jasmine Cir	0.13mi	2/2.5	1,662 (+0%)	16mo	$184,500	$111	80

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: 1.18×
• Total profit: $6,688
• Equity at exit: $19,383

10-year hold

• IRR: 15.0%
• Equity multiple: 2.26×
• Total profit: $45,807
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$54
• HOA: −$54
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $413

Break-even live

Break-even rent $1,062

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $486	-5% $450	+0% $413	+5% $376	+10% $339
Rent	-10% $288	-5% $350	+0% $413	+5% $475	+10% $538
Rate	-1.0pp $478	-0.5pp $446	base $413	+0.5pp $379	+1.0pp $345

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 Jasmine Cir Enterprise, AL	3.0	2.5	1572	$1,550	$0.99	44d	1	0.24mi
157 Rosemount Ct Enterprise, AL	3.0	2.0	2125	$2,200	$1.04	44d	1	0.99mi
123 Rosemount Ct Enterprise, AL	3.0	2.0	2151	$2,000	$0.93	44d	1	1.09mi
618 N Rawls St Enterprise, AL	3.0	1.0	1140	$975	$0.86	44d	1	1.47mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 11 events

1. 2026-05-05
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

2. 2026-05-01
   status Pending
3. 2026-04-25
   price $130,000
4. 2026-04-24
   price $130,000 618-char remark

   Show marketing remark (618 chars)

   Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

5. 2026-04-23
   status Active
6. 2026-04-20
   status Active 618-char remark

   Show marketing remark (618 chars)

   Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

7. 2026-04-08
   status Pending
8. 2026-03-24
   price $140,000
9. 2026-03-20
   price $140,000 618-char remark

   Show marketing remark (618 chars)

   Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

10. 2026-02-14
    listed $150,000 Active
11. 2026-02-13
    listed $150,000 Active 618-char remark

    Show marketing remark (618 chars)

    Spacious town home in Woodland Park. Great location, close to shopping areas and schools. Well established subdivision with HOA. This asset will meet your living requirements with practical features and long-term value. Whether you are looking to expand your rental portfolio or for a calm setting to live in. This is a VA foreclosure to be sold "as is", no repairs. Alabama Right of Redemption may affect this asset. Seller does not guarantee or warrant title to the property. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $586 · $49/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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,010
• − Mortgage interest: −$7,282
• − Property taxes: −$586
• − Insurance: −$650
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$648
• − Depreciation: −$3,782
• Taxable income: $3,020
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $4,228/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

-13.3% since first listed

11 events — show timeline

• 2026-05-05 Pending — WBR
• 2026-05-01 Pending — SAMLS
• 2026-04-25 Price Changed $130,000 SAMLS
• 2026-04-24 Price Changed $130,000 WBR
• 2026-04-23 Relisted — SAMLS
• 2026-04-20 Relisted — WBR
• 2026-04-08 Pending — SAMLS
• 2026-03-24 Price Changed $140,000 SAMLS
• 2026-03-20 Price Changed $140,000 WBR
• 2026-02-14 Listed $150,000 SAMLS
• 2026-02-13 Listed $150,000 WBR

Property tax history

+2.3%/yr

Latest (2025): $586 · +6.9% YoY. Source: county tax records.