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Enterprise vs Florence for Rental Property Investing

Side-by-side comparison of Enterprise, AL and Florence, AL — cap rates, rent, prices, and investment metrics.

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Enterprise wins 3–0 across key metrics
Enterprise leads on cash flow (7.89% vs 5.04% cap rate)
Metric
Enterprise, AL
Florence, AL
Est. Cap Rate
7.89%
5.04%
Median Home Price
$175,000
$210,000
Median Monthly Rent
$1,420
$1,170
1% Rule
0.81%
0.56%
GRM
10.3x
15.0x
Price / Income
3.5x
4.2x
Property Tax Rate
0.42%
0.42%
Vacancy Rate
6.4%
6.4%
Population Growth
0.8% / yr
0.8% / yr
Annual Appreciation
2.3%
2.3%
Population
50,000
50,000
Median Income
$49,614
$49,614

Enterprise vs Florence: Which Is Better for Investors?

Cash flow: Enterprise has the edge with an estimated cap rate of 7.89% compared to Florence's 5.04%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $175,000 in Enterprise vs $210,000 in Florence, while rents come in at $1,420/mo and $1,170/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.

Growth & appreciation: Enterprise is growing faster at 0.8% annually vs Florence's 0.8%. Enterprise leads on home value appreciation at 2.3% per year.

Costs & risk: Property taxes are 0.42% in Enterprise vs 0.42% in Florence. Vacancy rates of 6.4% and 6.4% are mixed — Florence has the tighter rental market.

Entry point: Enterprise offers a lower entry at $175K vs Florence's $210K — a difference of $35K. With a 20% down payment, that's $35K vs $42K. Enterprise combines the lower price with a higher cap rate — a compelling combination.

Bottom line: Enterprise edges out Florence on most key metrics. With a 7.89% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Enterprise or Florence.

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Enterprise, AL
7.89% cap rate · $175,000 median · $1,420/mo
Full analysis →
Florence, AL
5.04% cap rate · $210,000 median · $1,170/mo
Full analysis →

Frequently Asked Questions

Is Enterprise or Florence better for rental investing?
Enterprise wins 3–0 across our 7 key metrics (cap rate, 1% rule, GRM, taxes, vacancy, growth, appreciation). Enterprise's 7.89% cap rate and $175K median price offer both higher returns and a lower entry point.
What is the cap rate difference between Enterprise and Florence?
Enterprise has a 7.89% cap rate vs Florence's 5.04% — a difference of 2.86 percentage points. This is a significant gap that meaningfully impacts cash flow. For context, the national average is 3.81%.
Which city has lower property taxes?
Florence has lower property taxes at 0.42% vs 0.42%. On a $193K property, that's a difference of approximately $147/year in tax expense — money that goes directly to (or from) your cash flow.
Which city is growing faster?
Enterprise is growing at 0.8% annually vs Florence's 0.8%. Moderate growth provides stable demand. Enterprise's appreciation rate of 2.3% also leads on home value growth.

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