6901 Forest Glenn Ct · Theodore, AL 36544

$158,999

3 bd · 1.5 ba · 1,015 sqft · SingleFamily public records · 100 Days on market

Built 1996 0.36 ac lot $157/sqft · 9% below area Est $174k · 9% under

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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 +13.6/30.0
• ARV discount +11.4/15.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3 bedroom, 1 bath brick home offering comfort and convenience. This well-maintained property features a living area filled with natural light, a cozy dining space, and a functional kitchen with plenty of cabinet storage.The one-car garage offers additional storage and convenience, while the backyard provides room to relax and enjoy the outdoors. Step outside to the enclosed patio area, perfect for enjoying your morning coffee, entertaining guests, or creating a comfortable outdoor sitting space year-round. Enjoy comfortable everyday living with a layout designed for easy living. Don’t miss the opportunity to view this charming home—schedule your showing today! Buyer to verify all information deemed important during the due diligence period.

Key facts

• Functional kitchen
• Cabinet storage
• Natural light

Tags

• BRICK HOME
• LIVING AREA
• NATURAL LIGHT
• DINING SPACE
• FUNCTIONAL KITCHEN
• CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $120k (24.5% below list).
• Recommended offer: $120k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Theodore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#145 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mary W Burroughs Elementary School (math 2% / reading 32%, grade F, #486 of 627 statewide, top 79%, 390 students, 85% FRL); Katherine H Hankins Middle School (math 7% / reading 38%, grade F, #180 of 257 statewide, top 70%, 808 students, 82% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL).
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000 (24.5% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.75% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (median comp): $174,115
• List price: $158,999
• Delta: -8.68%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6892 Forest Glenn Ct	0.03mi	3/1.0	1,010 (-0%)	10mo	$171,500	$170	87
7042 Forest Glenn Ct	0.21mi	3/1.0	1,015 (0%)	6mo	$140,000	$138	83
6907 Forest Glenn Ct	0.01mi	3/1.0	1,095 (+8%)	14mo	$172,000	$157	73
7035 Williamsburg Ct	0.20mi	3/1.0	1,015 (0%)	21mo	$162,500	$160	72
6908 Jamestown Dr	0.51mi	3/1.5	1,040 (+2%)	17mo	$129,999	$125	58
7037 Forest Glenn Ct	0.19mi	3/2.0	1,150 (+13%)	16mo	$196,000	$170	53
9075 Jamestown Ct	0.60mi	3/1.5	1,146 (+13%)	22mo	$175,000	$153	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-25,283
• Equity at exit: $23,707

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-21,617
• Equity at exit: $13,747

Cash invested: $44,520 (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 36544

• Home prices YoY: -17.6%
• Active inventory: 84
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $9

Break-even live

Break-even rent $1,189

Max offer price $158,999

Occupancy floor 94%

Sensitivity live

Price	-10% $99	-5% $54	+0% $9	+5% $-36	+10% $-81
Rent	-10% $-86	-5% $-39	+0% $9	+5% $56	+10% $104
Rate	-1.0pp $89	-0.5pp $49	base $9	+0.5pp $-32	+1.0pp $-74

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6880 Williamsburg Ct Irvington, AL	3.0	1.5	1128	$1,200	$1.06	23d	1	0.10mi

Listing history 24 events

1. 2026-06-21
   days on market $158,999 Active 100 DOM
2. 2026-06-18
   days on market $158,999 Active 97 DOM
3. 2026-06-17
   days on market $158,999 Active 96 DOM
4. 2026-06-16
   days on market $158,999 Active 95 DOM
5. 2026-06-15
   price $158,999 Active 94 DOM
6. 2026-06-15
   days on market $160,000 Active 94 DOM
7. 2026-06-14
   days on market $160,000 Active 92 DOM
8. 2026-06-13
   days on market $160,000 Active 91 DOM
9. 2026-06-10
   days on market $160,000 Active 89 DOM
10. 2026-06-09
    days on market $160,000 Active 88 DOM
11. 2026-06-08
    days on market $160,000 Active 87 DOM
12. 2026-06-07
    days on market $160,000 Active 86 DOM
13. 2026-06-05
    days on market $160,000 Active 83 DOM
14. 2026-06-03
    days on market $160,000 Active 82 DOM
15. 2026-06-02
    days on market $160,000 Active 81 DOM
16. 2026-06-01
    days on market $160,000 Active 80 DOM
17. 2026-05-31
    days on market $160,000 Active 79 DOM
18. 2026-05-30
    days on market $160,000 Active 78 DOM
19. 2026-04-02
    price $160,000 795-char remark

    Show marketing remark (795 chars)

    Welcome home to this charming 3 bedroom, 1 bath brick home offering comfort and convenience. This well-maintained property features a living area filled with natural light, a cozy dining space, and a functional kitchen with plenty of cabinet storage.The one-car garage offers additional storage and convenience, while the backyard provides room to relax and enjoy the outdoors. Step outside to the enclosed patio area, perfect for enjoying your morning coffee, entertaining guests, or creating a comfortable outdoor sitting space year-round. Enjoy comfortable everyday living with a layout designed for easy living. Don’t miss the opportunity to view this charming home—schedule your showing today! Buyer to verify all information deemed important during the due diligence period.

20. 2026-03-14
    listed $167,900 Active 795-char remark

    Show marketing remark (795 chars)

    Welcome home to this charming 3 bedroom, 1 bath brick home offering comfort and convenience. This well-maintained property features a living area filled with natural light, a cozy dining space, and a functional kitchen with plenty of cabinet storage.The one-car garage offers additional storage and convenience, while the backyard provides room to relax and enjoy the outdoors. Step outside to the enclosed patio area, perfect for enjoying your morning coffee, entertaining guests, or creating a comfortable outdoor sitting space year-round. Enjoy comfortable everyday living with a layout designed for easy living. Don’t miss the opportunity to view this charming home—schedule your showing today! Buyer to verify all information deemed important during the due diligence period.

21. 2025-01-06
    soldstatus $135,000
22. 2024-12-31
    soldstatus $140,000 Closed 319-char remark

    Show marketing remark (319 chars)

    ***SELLER WILL ENTERTAIN OFFERS BETWEEN THE HIGHER AND LOWER PVRM RANGE OF $140,000-$160,000***Three bedroom one bath brick home in a great Irvington location. USDA financing available. Nice size living room, open dining room area. Screened in front and back porches. Fenced in back yard. Roof approximately 1 year old.

23. 2024-11-12
    status Pending 319-char remark

    Show marketing remark (319 chars)

    ***SELLER WILL ENTERTAIN OFFERS BETWEEN THE HIGHER AND LOWER PVRM RANGE OF $140,000-$160,000***Three bedroom one bath brick home in a great Irvington location. USDA financing available. Nice size living room, open dining room area. Screened in front and back porches. Fenced in back yard. Roof approximately 1 year old.

24. 2024-10-17
    listed $140,160 Active 319-char remark

    Show marketing remark (319 chars)

    ***SELLER WILL ENTERTAIN OFFERS BETWEEN THE HIGHER AND LOWER PVRM RANGE OF $140,000-$160,000***Three bedroom one bath brick home in a great Irvington location. USDA financing available. Nice size living room, open dining room area. Screened in front and back porches. Fenced in back yard. Roof approximately 1 year old.

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $652 · $54/mo
• Expected delta: +$182/yr (+$15/mo · 38.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$8,906
• − Property taxes: −$469
• − Insurance: −$795
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,625
• Taxable loss: −$2,700
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $754/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: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Theodore

• Score: 64/100
• State rank: #145
• US rank: #13651

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,705
• Population (ZIP): 10,800

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Serbian 1% Italian 1%
• Foreign-born: 7% · Vietnam, Canada
• Languages at home: 90% English-only · Vietnamese 6% Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.84%
• Current HPI: 210.5625
• Rent YoY: —
• Metro: —
• 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

+14.2% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $160,000 GCMLS AL
• 2026-03-14 Listed $167,900 GCMLS AL
• 2025-01-06 Sold (Public Records) $135,000 Public Records
• 2024-12-31 Sold (MLS) $140,000 GCMLS AL
• 2024-11-12 Pending — GCMLS AL
• 2024-10-17 Listed $140,160 GCMLS AL

Property tax history

+2.8%/yr

Latest (2025): $469 · +4.5% YoY. Source: county tax records.