6126 Stream Bank Dr · Theodore, AL 36582

$249,900

4 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 7 Days on market

Built 2022 7,056 sqft lot Est $241k · at est. $33/mo HOA · 2% of rent ↓ 2% since listing

---

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 +5.9/15.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• 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 TO CREEKSIDE ESTATES *THE CALI PLAN IS AN APPEALING OPEN CONCEPT 4 BEDROOM 2 BATH HOME PERFECT FOR ENTERTAINING. THE KITCHEN FEATURES CLASSIC WHITE CABINETS, GRANITE COUNTERTOPS AND A ONE BOWL STAINLESS STEEL SINK. QUALITY WHIRLPOOL STAINLESS STEEL SMOOTH TOP RANGE, DISHWASHER AND MICROWAVE ROUND OUT THE INCLUDED APPLIANCE PACKAGE. THERE IS A NICE SIZED PANTRY AND A KITCHEN ISLAND FOR ADDITIONAL SURFACE SPACE. MOHAWK LUXURY VINYL PLANK FLOORING IN ALL COMMON AREAS AND PLUSH CARPETING IN THE BEDROOMS. THERE IS A COVERED BACK PORCH FOR MAXIMUM OUTDOOR RELAXATION AND A 2 CAR ATTACHED GARAGE***INTRODUCING THE NEW SMART HOME*** YOUR SYSTEM WILL INCLUDE KWICKSET SMART CODE FRONT DOOR LOCK, SKYBELL VIDEO DOORBELL, EATON Z-WAVE LIGHT SWITCH FOR EASY REMOTE CONTROL, HONEYWELL T6 PRO Z-WAVE THERMOSTAT THAT WILL WORK SEAMLESSLY WITH YOUR SMART PHONE OR TABLET. COMMINICATE WITH YOUR SMART HOME SYSTEM THROUGH THE AMAXOM ECHO DOT VOICE-COMMAND DEVICE GIVING YOU THE ADVANTAGE OF FULL CONTROL OF LIGHTS, DOOR LOCKS AND THERMOSTAT.***THIS HOME IS BEING BUILD WITH GOLD FORTIFIED CERTIFICATION AND ZIP SYSTEM SHEATHING & TAPE WHICH MAY SAVE ON HOMEOWNERS INSURANCE. THE HOME COMES WITH A 1-YEAR BUILDER WARRANTY AND A 10-YEAR STRUCTURAL WARRANTY.

Key facts

• 7,056 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• HOA & community: HOA with a $100 quarterly fee

Exterior

• Parking: 2-car garage; Driveway; Garage with opener; Garage faces front; Level driveway; Kitchen-level parking access
• Utilities: Cable available; Electricity available (110V and 220V); Natural gas available; Phone available; Public sewer; Water available; Underground utilities
• Home design: Single-family residence; Located in Creekside Estates
• Construction: Built in 2022; Brick 4 sides and vinyl siding exterior; Shingle roof; Slab foundation; Window treatments
• Exterior features: Wood fencing; View available; No pool or spa; No other structures; No special accessibility features

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Self-cleaning oven; ENERGY STAR qualified appliances; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Disappearing attic stairs; Double vanity; Entrance foyer; High-speed internet; Walk-in closets; Open floorplan; White kitchen cabinets; Kitchen island; Walk-in pantry; Stone countertops; Kitchen view to family room; No basement
• Laundry & utility: High-speed internet (service available)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $14 ($174/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 $199k (20.5% below list).
• Recommended offer: $199k (20.5% 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: Nan Gray Davis Elementary School (math 12% / reading 37%, grade F, #424 of 627 statewide, top 68%, 491 students, 78% FRL); Theodore High School (math 10% / reading 12%, grade F, #247 of 305 statewide, top 81%, 1,280 students, 60% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 250 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $7k 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

• 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; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,775 (20.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $241,164
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6137 Stream Bank Dr	0.04mi	4/2.0	1,752 (-4%)	12mo	$235,000	$134	81
6185 Stream Bank Dr	0.09mi	4/2.0	1,768 (-3%)	18mo	$240,100	$136	76
6127 Stream Bank Dr	0.03mi	3/2.0 (-1)	1,645 (-10%)	8mo	$245,000	$149	70
5551 Springer Ct	0.49mi	4/2.0	1,702 (-7%)	2mo	$193,000	$113	64
6209 Waterbridge Ave	0.18mi	4/2.0	2,037 (+12%)	10mo	$268,000	$132	64
6330 Rester Rd	0.45mi	3/2.0 (-1)	1,848 (+1%)	24mo	$245,000	$133	52
5398 Quail Run	0.71mi	4/2.0	1,860 (+2%)	16mo	$215,000	$116	51
5500 Quail Run W	0.56mi	3/2.0 (-1)	1,748 (-4%)	14mo	$225,000	$129	50
6171 Boykin Rd	0.69mi	4/2.0	1,980 (+8%)	15mo	$170,000	$86	42
6352 Roundtree Ct	0.57mi	3/2.0 (-1)	2,022 (+11%)	16mo	$250,000	$124	37

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-39,648
• Equity at exit: $37,261

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-33,644
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $14

Break-even live

Break-even rent $1,969

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5417 Quail Run E Theodore, AL	3.0	2.0	1242	$1,600	$1.29	20d	1	0.66mi
5831 Belle Terrace Dr Theodore, AL	3.0	1.5	1485	$1,550	$1.04	43d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-18
   days on market $249,900 Active 7 DOM
2. 2026-06-17
   days on market $249,900 Active 6 DOM
3. 2026-06-16
   days on market $249,900 Active 5 DOM
4. 2026-06-15
   days on market $249,900 Active 4 DOM
5. 2026-06-14
   days on market $249,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $249,900 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,853
• − Mortgage interest: −$13,998
• − Property taxes: −$1,299
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$396
• − Depreciation: −$7,270
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $1,176/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
• City population: 23,705
• 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

-2.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $249,900 GCMLS AL
• 2021-12-13 Sold (MLS) $254,900 GCMLS AL

Property tax history

+49.6%/yr

Latest (2025): $1,299 · +0.0% YoY. Source: county tax records.