78 Woodfield Pl · Enterprise, AL 36330

$137,000

2 bd · 2.5 ba · 1,380 sqft · Townhouse public records · 136 Days on market

Built 1996 4,500 sqft lot $99/sqft · 6% above area Est $129k · 6% over $70/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• ARV discount +4.6/15.0
• 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

You can imagine yourself in a quiet, mountain retreat. Nice end unit townhome with all appliances including washer and dryer. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Large master bedroom and closet with insuite bathroom. Enjoy carefree living and pool and clubhouse. Unit makes a great investment. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

Key facts

• Insuite bathroom
• Clubhouse
• Backs up to woods

Tags

• BACKS UP TO WOODS
• 2 DECKS
• INSUITE BATHROOM
• POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $137k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $132k (3.4% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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); 441 active listings in the ZIP; 29 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 $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $120,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $128,836
• List price: $137,000
• Delta: 6.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Woodfield Pl	0.10mi	2/2.5	1,380 (0%)	3mo	$133,500	$97	93
164 S Springview Dr	0.45mi	2/2.5	1,404 (+2%)	2mo	$143,500	$102	74
114 Baldwin Dr	0.48mi	2/2.5	1,404 (+2%)	0mo	$140,000	$100	74
120 Baldwin Dr	0.49mi	2/2.5	1,404 (+2%)	1mo	$166,500	$119	73
103 Wakefield Way	0.60mi	2/2.5	1,404 (+2%)	2mo	$165,000	$118	68
206 Ridgeway Dr	0.68mi	2/2.5	1,380 (0%)	6mo	$131,628	$95	63
155 S Spring View Dr	0.47mi	3/2.5 (+1)	1,495 (+8%)	2mo	$147,000	$98	58
152 Commons Dr	0.55mi	2/2.5	1,495 (+8%)	4mo	$151,000	$101	57
159 Commons Dr	0.51mi	3/2.5 (+1)	1,494 (+8%)	1mo	$173,500	$116	57
3145 Achey Dr	0.52mi	2/1.5	1,278 (-7%)	4mo	$140,000	$110	56
208 Ridgeway Dr	0.68mi	3/2.5 (+1)	1,495 (+8%)	1mo	$160,000	$107	49
110 Foxchase Ln	0.74mi	3/2.5 (+1)	1,500 (+9%)	4mo	$165,000	$110	43

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,700
• Equity at exit: $20,427

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $9,018
• Equity at exit: $11,845

Cash invested: $38,360 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$718
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$57
• HOA: −$70
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $161

Break-even live

Break-even rent $1,120

Max offer price $137,000

Occupancy floor 83%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Pineridge Dr Enterprise, AL	2.0	2.5	1427	$1,150	$0.81	43d	1	0.05mi
224 Candlebrook Dr Enterprise, AL	2.0	1.5	1024	$1,050	$1.03	43d	1	0.21mi
220 Candlebrook Dr Enterprise, AL	2.0	1.5	1024	$995	$0.97	43d	1	0.22mi
206 Myrtlewood Dr Enterprise, AL	3.0	2.0	1155	$1,400	$1.21	43d	1	0.29mi
184 N Springview Dr Enterprise, AL	3.0	2.5	1494	$1,350	$0.90	43d	1	0.34mi
102 S Spring View Dr Enterprise, AL	2.0	2.5	1404	$1,300	$0.93	43d	1	0.38mi
605 Melbourne Dr Enterprise, AL	3.0	2.0	1333	$1,650	$1.24	43d	1	0.38mi
160 N Springview Dr Enterprise, AL	3.0	2.5	1495	$1,350	$0.90	43d	1	0.38mi
114 S Spring View Dr Enterprise, AL	3.0	2.5	1494	$1,300	$0.87	43d	1	0.39mi
118 Baldwin Dr Enterprise, AL	3.0	2.5	1494	$1,375	$0.92	43d	1	0.48mi
3101 Achey Dr Enterprise, AL	2.0	1.5	1232	$1,200	$0.97	43d	1	0.48mi
25 Courtyard Way Enterprise, AL	2.0	2.5	1632	$1,250	$0.77	43d	1	0.52mi
137 Commons Dr Unit 1 Enterprise, AL	2.0	2.5	1369	$1,100	$0.80	43d	1	0.55mi
133 Commons Dr Enterprise, AL	3.0	2.5	1400	$1,200	$0.86	43d	1	0.55mi
85 Courtyard Way Enterprise, AL	3.0	2.5	1460	$1,375	$0.94	43d	1	0.57mi
107 Wakefield Way Enterprise, AL	2.0	2.5	1369	$1,350	$0.99	43d	1	0.59mi
114 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,300	$0.94	43d	1	0.60mi
102 Commons Dr Enterprise, AL	2.0	2.5	1380	$1,250	$0.91	43d	1	0.61mi
210 Morgan Ln Enterprise, AL	3.0	2.0	1494	$1,300	$0.87	43d	1	0.63mi
206 Wakefield Way Enterprise, AL	2.0	2.5	1495	$2,635	$1.76	43d	1	0.64mi
214 Morgan Ln Enterprise, AL	3.0	2.0	1322	$1,400	$1.06	43d	1	0.66mi
108 Anthony Cir Unit C Enterprise, AL	2.0	2.0	1032	$900	$0.87	43d	1	0.74mi
203 Winthrope Ln Enterprise, AL	2.0	2.5	1365	$1,325	$0.97	43d	1	0.77mi
206 Myrick Dr Enterprise, AL	3.0	2.0	1800	$1,595	$0.89	43d	1	0.77mi
155 Wingate Ave Enterprise, AL	2.0	2.0	1600	$1,450	$0.91	43d	1	0.83mi
200 Cheyenne Dr Enterprise, AL	2.0	1.5	1088	$800	$0.74	43d	1	0.98mi
452 Sandy Oak Dr Enterprise, AL	2.0	1.5	1300	$1,150	$0.88	43d	1	1.23mi
455 Sandy Oak Dr Enterprise, AL	3.0	2.5	1504	$1,975	$1.31	43d	1	1.26mi
443 Sandy Oak Dr Enterprise, AL	2.0	2.5	1504	$1,350	$0.90	43d	1	1.27mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-19
   days on market $137,000 Active 136 DOM
2. 2026-06-18
   days on market $137,000 Active 135 DOM
3. 2026-06-17
   days on market $137,000 Active 134 DOM
4. 2026-06-16
   days on market $137,000 Active 133 DOM
5. 2026-06-15
   days on market $137,000 Active 132 DOM
6. 2026-06-14
   days on market $137,000 Active 130 DOM
7. 2026-06-12
   days on market $137,000 Active 129 DOM
8. 2026-06-09
   days on market $137,000 Active 126 DOM
9. 2026-06-08
   days on market $137,000 Active 125 DOM
10. 2026-06-07
    days on market $137,000 Active 124 DOM
11. 2026-06-05
    days on market $137,000 Active 121 DOM
12. 2026-06-03
    days on market $137,000 Active 120 DOM
13. 2026-06-02
    days on market $137,000 Active 119 DOM
14. 2026-06-01
    days on market $137,000 Active 118 DOM
15. 2026-05-31
    days on market $137,000 Active 117 DOM
16. 2026-05-30
    days on market $137,000 Active 116 DOM
17. 2026-04-08
    status Active 459-char remark

    Show marketing remark (459 chars)

    You can imagine yourself in a quiet, mountain retreat. Nice end unit townhome with all appliances including washer and dryer. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Large master bedroom and closet with insuite bathroom. Enjoy carefree living and pool and clubhouse. Unit makes a great investment. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

18. 2026-02-13
    historical Active Under Contract 459-char remark

    Show marketing remark (459 chars)

    You can imagine yourself in a quiet, mountain retreat. Nice end unit townhome with all appliances including washer and dryer. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Large master bedroom and closet with insuite bathroom. Enjoy carefree living and pool and clubhouse. Unit makes a great investment. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

19. 2026-02-02
    listed $137,000 Active 459-char remark

    Show marketing remark (459 chars)

    You can imagine yourself in a quiet, mountain retreat. Nice end unit townhome with all appliances including washer and dryer. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Large master bedroom and closet with insuite bathroom. Enjoy carefree living and pool and clubhouse. Unit makes a great investment. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

20. 2025-09-25
    historical $1,200
21. 2025-07-30
    listed $1,200
22. 2024-09-05
    historical $1,100
23. 2024-06-18
    listed $1,100
24. 2022-07-17
    price $1,025
25. 2017-08-16
    soldstatus $122,000
26. 2017-08-15
    soldstatus $61,000 248-char remark

    Show marketing remark (248 chars)

    Nice end unit Townhome with lots of amenities. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

27. 2017-08-15
    soldstatus $61,000 248-char remark

    Show marketing remark (248 chars)

    Nice end unit Townhome with lots of amenities. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

28. 2016-12-21
    listed $63,900 248-char remark

    Show marketing remark (248 chars)

    Nice end unit Townhome with lots of amenities. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

29. 2016-12-21
    listed $63,900 248-char remark

    Show marketing remark (248 chars)

    Nice end unit Townhome with lots of amenities. This is a end unit backing up to woods for privacy with 2 decks, 1 off the living area and 1 off the master bedroom. Vacant and ready for immediate occupancy. . Why rent when you can own your own. .. ,

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: +$95/yr (+$8/mo · 20.4%)

ⓘ 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 · 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: $15,886
• − Mortgage interest: −$7,674
• − Property taxes: −$467
• − Insurance: −$685
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − HOA: −$840
• − Depreciation: −$3,985
• Taxable loss: −$307
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,011/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

+114.4% since first listed

13 events — show timeline

• 2026-04-08 Relisted — WBR
• 2026-02-13 Contingent — WBR
• 2026-02-02 Listed $137,000 WBR
• 2025-09-25 Rental Removed $1,200 APPFOLIO
• 2025-07-30 Listed for Rent $1,200 APPFOLIO
• 2024-09-05 Rental Removed $1,100 APPFOLIO
• 2024-06-18 Listed for Rent $1,100 APPFOLIO
• 2022-07-17 Price Changed $1,025 RENT.
• 2017-08-16 Sold (Public Records) $122,000 Public Records
• 2017-08-15 Sold (MLS) $61,000 MAAR
• 2017-08-15 Sold (MLS) $61,000 WBR
• 2016-12-21 Listed $63,900 MAAR
• 2016-12-21 Listed $63,900 WBR

Property tax history

-3.4%/yr

Latest (2025): $467 · +7.2% YoY. Source: county tax records.