7750 Heaton Dr · Theodore, AL 36582

$149,900

4 bd · 2.0 ba · 1,543 sqft · SingleFamily public records · 7 Days on market

Built 1997 0.28 ac lot Est $239k · 37% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• 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

USDA Eligible in Bellingrath Road Country Club Estates. Seller says bring all offers for this 4 bedroom 2 bath home with over 1600 sq. ft. The home features an open split floor plan with tile flooring in the living room. Includes all kitchen appliances. Carpet allowance with acceptable offer. Large fenced in back yard with work/storage shop. Make your appointment today.

Key facts

• Spacious yard
• Split floor plan
• Storage building

Tags

• SPLIT FLOOR PLAN
• TILE FLOORING
• AMPLE CABINET SPACE
• SPACIOUS YARD
• EXTENDED DRIVEWAY PARKING
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public sewer
• Home design: Single family residence; Residential property; View present
• Construction: Built in 1997; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Chain link fence

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Other; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.6% vs local median 5.0% in Theodore — 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 64/100 on livability (#145 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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.
• Market conditions: 250 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).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $239,165
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7563 Willard Dr W	0.30mi	3/2.0 (-1)	1,584 (+3%)	2mo	$212,900	$134	75
7575 Kelcey Ct	0.37mi	3/2.0 (-1)	1,525 (-1%)	6mo	$249,232	$163	71
5280 Willard Dr N	0.41mi	3/2.0 (-1)	1,525 (-1%)	5mo	$241,566	$158	70
5191 Willard Dr S	0.27mi	4/2.0	1,635 (+6%)	10mo	$246,432	$151	69
7560 Kelcey Ct	0.37mi	3/2.0 (-1)	1,525 (-1%)	8mo	$178,000	$117	69
5148 Willard Dr S	0.33mi	4/2.0	1,635 (+6%)	9mo	$250,900	$153	68
5219 Willard Dr N	0.38mi	4/2.0	1,635 (+6%)	8mo	$257,232	$157	65
5265 Willard Dr N	0.37mi	4/2.0	1,635 (+6%)	10mo	$255,732	$156	64
7611 Heaton Dr	0.22mi	4/2.0	1,759 (+14%)	3mo	$230,000	$131	64
7615 Kelcey Ct	0.32mi	3/2.0 (-1)	1,454 (-6%)	9mo	$225,000	$155	63
5420 Helen Dr	0.39mi	3/2.0 (-1)	1,460 (-5%)	6mo	$158,000	$108	62
7542 Willard Dr W	0.33mi	3/2.0 (-1)	1,323 (-14%)	9mo	$206,500	$156	48

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $9,626
• Equity at exit: $22,351

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $51,918
• Equity at exit: $12,961

Cash invested: $41,972 (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 36582

• Home prices YoY: -19.1%
• Active inventory: 250
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $533

Break-even live

Break-even rent $1,153

Max offer price $149,900

Occupancy floor 66%

Sensitivity live

Price	-10% $618	-5% $576	+0% $533	+5% $491	+10% $448
Rent	-10% $389	-5% $461	+0% $533	+5% $606	+10% $678
Rate	-1.0pp $609	-0.5pp $571	base $533	+0.5pp $494	+1.0pp $455

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7669 Willard Ct Theodore, AL	3.0	2.0	1475	$1,700	$1.15	14d	1	0.21mi

Listing history 7 events

1. 2026-06-15
   status $149,900 Pending 7 DOM
2. 2026-06-15
   days on market $149,900 Active 7 DOM
3. 2026-06-14
   days on market $149,900 Active 5 DOM
4. 2026-06-13
   days on market $149,900 Active 4 DOM
5. 2026-06-10
   days on market $149,900 Active 2 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $149,900 Active 1 DOM

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $752 · $63/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 23 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: $21,941
• − Mortgage interest: −$8,397
• − Property taxes: −$752
• − Insurance: −$750
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,361
• Taxable income: $4,172
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $5,398/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

• Census place: Theodore, AL
• County: Mobile County · 246,577 people
• Metro: Mobile, AL
• Population (ZIP): 23,705
• Household income: $64,763
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 431.0

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 (73%)
• Race & ethnicity: White 73% Black 18% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1%

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: ▼ -49.61%
• Current HPI: 209.7621
• Rent YoY: —
• Metro: Mobile, 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

+20.9% since first listed

4 events — show timeline

• 2026-06-08 Listed $149,900 GCMLS AL
• 2019-09-25 Sold (Public Records) $137,000 Public Records
• 2019-09-20 Sold (MLS) $137,000 GCMLS AL
• 2015-08-11 Sold (Public Records) $124,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $752 · +1.8% YoY. Source: county tax records.