CABOT Plan · Enterprise, AL 36330

$259,990

4 bd · 2.0 ba · 1,684 sqft · SingleFamily · 329 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to our Cabot plan. This thoughtfully designed open-concept layout seamlessly connects the spacious kitchen, dining, and living areas, creating the perfect setting for gatherings and everyday living. The kitchen features an abundance of white shaker-style cabinets, beautiful quartz countertops and stainless steel appliances. The primary suite offers a true retreat with 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 dining area onto a covered back porch, perfect for relaxing mornings or evening get togethers. With modern finishes, quality craftsmanship, and a functional layout, this home is waiting for you!

Key facts

• Quartz countertops
• Private bath
• Spacious kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• WHITE SHAKER-STYLE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,643.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (36.0% below list).
• Recommended offer: $167k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.2% 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: New Brockton Elementary School (math 27% / reading 51%, grade F, #257 of 627 statewide, top 41%, 708 students, 64% FRL); New Brockton High School (math 17% / reading 42%, grade F, #70 of 305 statewide, top 27%, 381 students, 58% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-16 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); 568 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $166,513 (36.0% 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 329 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.55% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.11%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $304,643
• List price: $259,990
• Delta: -14.66%
• 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	0.10mi	4/2.0	1,684 (0%)	2mo	$229,888	$137	94
114 Kitty Hawk Loop	0.10mi	4/2.0	1,684 (0%)	4mo	$241,888	$144	92
114 Kitty Hawk Loop	0.10mi	4/2.0	1,684 (0%)	4mo	$241,888	$144	92
103 Hand Ln	0.31mi	4/2.0	1,777 (+6%)	6mo	$312,000	$176	71
213 Neenan Dr	0.29mi	3/2.0 (-1)	1,601 (-5%)	3mo	$295,000	$184	70
203 Conneway Ct	0.34mi	4/2.0	1,777 (+6%)	7mo	$312,000	$176	69
204 Neenan Dr	0.40mi	3/2.0 (-1)	1,631 (-3%)	6mo	$305,000	$187	66
211 Neenan Dr	0.31mi	3/2.0 (-1)	1,500 (-11%)	4mo	$275,000	$183	59
205 Conneway Ct	0.34mi	4/2.0	1,905 (+13%)	5mo	$343,500	$180	58
109 Hand Ln	0.31mi	3/2.0 (-1)	1,500 (-11%)	6mo	$295,000	$197	57
200 Neenan Dr	0.39mi	3/2.0 (-1)	1,500 (-11%)	4mo	$260,000	$173	56
202 Neenan Dr	0.40mi	3/2.0 (-1)	1,500 (-11%)	4mo	$260,000	$173	55

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: -37.5%
• Equity multiple: -0.20×
• Total profit: $-102,284
• Equity at exit: $45,423

10-year hold

• IRR: -47.9%
• Equity multiple: -0.79×
• Total profit: $-152,524
• Equity at exit: $26,340

Cash invested: $85,300 (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: 12 active · 1 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $265,990 ($153/sqft)
• Median days on market: 114 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +17.9% 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: 568
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$1,598
• Tax est. 1.5%: −$381 /mo · $4,570/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-856

Break-even live

Break-even rent $2,749

Max offer price $180,731

Occupancy floor —

Sensitivity live

Price	-10% $-646	-5% $-751	+0% $-856	+5% $-962	+10% $-1,067
Rent	-10% $-988	-5% $-922	+0% $-856	+5% $-791	+10% $-725
Rate	-1.0pp $-703	-0.5pp $-779	base $-856	+0.5pp $-935	+1.0pp $-1,016

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: $76,161
• Closing costs: $9,139
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $259,990 Active 329 DOM
2. 2026-08-07
   days on market $259,990 Active 328 DOM
3. 2026-08-06
   days on market $259,990 Active 327 DOM
4. 2026-08-05
   days on market $259,990 Active 326 DOM
5. 2026-08-04
   days on market $259,990 Active 325 DOM
6. 2026-08-03
   days on market $259,990 Active 324 DOM
7. 2026-07-31
   days on market $259,990 Active 321 DOM
8. 2026-07-30
   days on market $259,990 Active 320 DOM
9. 2026-07-29
   days on market $259,990 Active 319 DOM
10. 2026-07-27
    days on market $259,990 Active 317 DOM
11. 2026-07-25
    days on market $259,990 Active 315 DOM
12. 2026-07-24
    days on market $259,990 Active 314 DOM
13. 2026-07-23
    days on market $259,990 Active 313 DOM
14. 2026-07-22
    days on market $259,990 Active 312 DOM
15. 2026-07-21
    days on market $259,990 Active 311 DOM
16. 2026-07-18
    days on market $259,990 Active 308 DOM
17. 2026-07-17
    days on market $259,990 Active 306 DOM
18. 2026-07-16
    days on market $259,990 Active 305 DOM
19. 2026-07-14
    days on market $259,990 Active 304 DOM
20. 2026-07-13
    days on market $259,990 Active 303 DOM
21. 2026-07-12
    days on market $259,990 Active 302 DOM
22. 2026-07-11
    days on market $259,990 Active 301 DOM
23. 2026-07-10
    days on market $259,990 Active 300 DOM
24. 2026-07-09
    days on market $259,990 Active 299 DOM
25. 2026-07-08
    days on market $259,990 Active 298 DOM
26. 2026-07-07
    days on market $259,990 Active 297 DOM
27. 2026-07-06
    days on market $259,990 Active 296 DOM
28. 2026-07-05
    days on market $259,990 Active 295 DOM
29. 2026-07-04
    days on market $259,990 Active 294 DOM
30. 2026-07-03
    days on market $259,990 Active 293 DOM
31. 2026-07-02
    days on market $259,990 Active 292 DOM
32. 2026-07-01
    days on market $259,990 Active 291 DOM
33. 2026-06-30
    days on market $259,990 Active 290 DOM
34. 2026-06-29
    days on market $259,990 Active 289 DOM
35. 2026-06-28
    days on market $259,990 Active 288 DOM
36. 2026-06-27
    days on market $259,990 Active 287 DOM
37. 2026-06-26
    days on market $259,990 Active 285 DOM
38. 2026-06-22
    days on market $259,990 Active 282 DOM
39. 2026-06-21
    days on market $259,990 Active 281 DOM
40. 2026-06-19
    days on market $259,990 Active 279 DOM
41. 2026-06-18
    days on market $259,990 Active 278 DOM
42. 2026-06-17
    days on market $259,990 Active 277 DOM
43. 2026-06-16
    days on market $259,990 Active 276 DOM
44. 2026-06-15
    days on market $259,990 Active 275 DOM
45. 2026-06-14
    days on market $259,990 Active 273 DOM
46. 2026-06-12
    days on market $259,990 Active 272 DOM
47. 2026-06-09
    days on market $259,990 Active 269 DOM
48. 2026-06-08
    days on market $259,990 Active 268 DOM
49. 2026-06-07
    days on market $259,990 Active 267 DOM
50. 2026-06-05
    days on market $259,990 Active 264 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $19,982
• − Mortgage interest: −$17,065
• − Property taxes: −$4,570
• − Insurance: −$2,321
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$8,862
• Taxable loss: −$16,033
• Est. tax savings @ 24.0%: +$3,848
• After-tax cash flow: $-6,428/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $8,420–$25,260 screening

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior and maintaining the landscaping to enhance curb appeal and property value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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 34/100

Zoned Schools

Elementary New Brockton Elementary School F AL #257/627 Nat'l #20,819/41,679 High New Brockton High School F AL #70/305 Nat'l #11,215/17,239

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

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2025-09-13 Listed $259,990 Zillow