6618 Willow Pointe Dr NW Unit G · Huntsville, AL 35806

$95,000

1 bd · 1.0 ba · 817 sqft · Condo · 13 Days on market

Built 1985 Good condition $228/mo HOA · 22% of rent

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Why this score? — see what drove the C- 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 +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0

Listing remarks MLS

Very nice turn key ready one bedroom, one bath condo in the adorable community Willow Pointe! Enjoy the tennis courts, pool, clubhouse, dog park, and well maintained grounds! LVP flooring in kitchen and bathroom. Laundry in unit.

Key facts

• Private balcony
• Newer lvp flooring
• $228 HOA

Tags

• PRIVATE BALCONY
• EXTERIOR STORAGE CLOSET
• NEWER LVP FLOORING

Property features AI

Finance

• Other: Condo unit (Willow Pointe), living area approximately 817 square feet
• HOA & community: HOA with monthly fee; Monthly association fee of $228; HOA includes pest control; Community amenities: common grounds, pool, tennis courts; Subdivision: Willow Pointe

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Built in 1985
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Dishwasher
• Bedrooms: Total of 6 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace (one)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-57 ($-688/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (8.7% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $87k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.8% in Huntsville — 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 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Huntsville City (urban): math 21% / reading 46% proficiency, ranked #48 of 129 in AL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Providence Elementary (math 14% / reading 42%, grade F, #385 of 627 statewide, top 62%, 848 students, 52% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL).
• Market conditions: Rents rising (+2.6%/yr); 216 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.6% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,706 (8.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $47,794
• Equity at exit: $85,584

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $143,026
• Equity at exit: $184,564

Cash invested: $26,600 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$228
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-57

Break-even live

Break-even rent $1,120

Max offer price $86,706

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-24	+0% $-57	+5% $-90	+10% $-123
Rent	-10% $-140	-5% $-99	+0% $-57	+5% $-16	+10% $25
Rate	-1.0pp $-9	-0.5pp $-33	base $-57	+0.5pp $-82	+1.0pp $-107

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6620 Willow Pointe NW Huntsville, AL	1.0	1.0	714	$1,000	$1.40	45d	1	0.06mi
6634 Willow Pointe Dr NW Unit F Huntsville, AL	1.0	1.0	572	$850	$1.49	45d	1	0.11mi
6644 Willow Pointe Dr NW Unit A Huntsville, AL	2.0	2.0	1044	$1,025	$0.98	15d	1	0.12mi
1155 Old Monrovia Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	950	$1,178	$1.24	15d	3	0.38mi
1155 Old Monrovia Rd NW Huntsville, AL	2.0	2.0	1050	$1,246	$1.19	22d	1	0.38mi
1155 Old Monrovia Rd NW Unit I Huntsville, AL	2.0	2.0	1075	$1,295	$1.20	15d	1	0.39mi
1002 Stones Throw Dr NW Unit 1 Huntsville, AL	1.0	1.0	976	$1,150	$1.18	45d	1	0.40mi
100 Chawston Ave NW Huntsville, AL	1.0–3.0	1.0–2.5	1133	$1,519	$1.34	15d	31	0.40mi
1550 Perimeter Pkwy NW Huntsville, AL	1.0–2.0	1.0	637	$1,299	$2.04	15d	4	0.44mi
1325 Old Monrovia Rd NW Huntsville, AL	1.0–4.0	1.0–2.0	1262	$1,199	$0.95	15d	23	0.56mi
335 Culbertson Dr Huntsville, AL	1.0–3.0	1.0–3.0	1008	$987	$0.98	15d	1	0.75mi
1001 Cernan Dr NW Huntsville, AL	1.0–3.0	1.0–2.5	1011	$1,125	$1.11	15d	19	0.75mi
930 Blue Mound Ln NW Huntsville, AL	1.0–2.0	1.0–2.0	967	$1,055	$1.09	15d	19	0.78mi
4931 Cotton Row NW Unit C Huntsville, AL	2.0	1.5	995	$950	$0.95	45d	1	0.84mi
4924 Cotton Row NW Unit b Huntsville, AL	2.0	1.0	850	$850	$1.00	25d	1	0.85mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	1072	$1,478	$1.38	25d	52	0.88mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1188	$1,646	$1.38	15d	237	0.89mi
6170 Kitt Ln NW Huntsville, AL	1.0–3.0	1.0–2.0	1031	$1,041	$1.01	15d	31	0.90mi
4918 Cotton Row NW Unit D Huntsville, AL	2.0	1.0	850	$850	$1.00	45d	1	0.90mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$1,024	$0.97	15d	35	0.91mi
5001 7 Pine Cir Unit 1 Huntsville, AL	2.0	2.0	1060	$1,400	$1.32	45d	1	0.94mi
5001 Galaxy Way NW Huntsville, AL	1.0–2.0	1.0–2.0	796	$899	$1.13	25d	6	0.99mi
4906 Cotton Row NW Unit C Huntsville, AL	2.0	1.0	850	$750	$0.88	45d	1	1.02mi
4906 Cotton Row NW Unit B Huntsville, AL	2.0	1.0	850	$785	$0.92	25d	1	1.02mi
4909 Cotton Row NW Unit C Huntsville, AL	2.0	1.0	846	$750	$0.89	45d	1	1.03mi
650 Wynn Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	820	$914	$1.11	15d	2	1.04mi
4947 7 Pine Cir Unit 4947 Huntsville, AL	1.0	1.0	744	$700	$0.94	15d	1	1.04mi
6200 Rime Village Dr NW Huntsville, AL	3.0	1.0–2.0	1015	$1,112	$1.10	15d	45	1.06mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1088	$1,113	$1.02	15d	14	1.07mi
1601 Sparkman Dr NW Unit 108 Huntsville, AL	2.0	2.0	1072	$950	$0.89	45d	1	1.07mi
1501 Old Monrovia Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	948	$984	$1.04	15d	20	1.10mi
100 Rockcrest Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	1000	$1,124	$1.12	15d	12	1.12mi
1505 Sparkman Dr NW Huntsville, AL	2.0–3.0	1.5–2.0	1150	$1,069	$0.93	22d	4	1.14mi
393 Johns Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	963	$1,199	$1.25	15d	16	1.17mi
1535 Sparkman Dr NW Huntsville, AL	2.0	1.0–1.5	940	$959	$1.02	45d	1	1.18mi
4524 Bonnell Dr NW Unit C Huntsville, AL	2.0	1.0	800	$750	$0.94	15d	1	1.21mi
1503 Halston Cir NW Unit D Huntsville, AL	2.0	2.0	1030	$850	$0.83	45d	1	1.23mi
1510 Halston Cir NW Unit A Huntsville, AL	2.0	2.0	1000	$850	$0.85	45d	1	1.23mi
4514 Bonnell Dr NW Unit C Huntsville, AL	2.0	1.0	833	$775	$0.93	45d	1	1.27mi
149 Indian Creek Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	921	$1,050	$1.14	15d	15	1.32mi

HOA detail condo

• Monthly dues: $228 · $2,736/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-22
   days on market $95,000 Active 13 DOM
2. 2026-06-18
   days on market $95,000 Active 10 DOM
3. 2026-06-17
   days on market $95,000 Active 9 DOM
4. 2026-06-16
   days on market $95,000 Active 8 DOM
5. 2026-06-15
   days on market $95,000 Active 7 DOM
6. 2026-06-14
   days on market $95,000 Active 5 DOM
7. 2026-06-10
   days on market $95,000 Active 2 DOM
8. 2026-06-09
   remarks 237-char remark
9. 2026-06-09
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 27% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $12,565
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − HOA: −$2,736
• − Depreciation: −$2,764
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $-168/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, turn-key condo is ready for immediate occupancy with fresh paint and new flooring. It offers a good return on investment with its location and amenities.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint trim — improves curb appeal and resale value
• Both landscape — enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint trim — improves curb appeal and resale value ↑
• Both landscape — enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huntsville City
• NCES district ID: 0101800
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $48,264
• Composite: 28.84/100
• National rank: #6647
• State rank: #48 of 129 in AL

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AL
• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• Metro: Huntsville, 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

+11.8% since first listed

15 events — show timeline

• 2026-06-08 Listed $95,000 VMLS
• 2025-04-24 Sold (MLS) $95,000 VMLS
• 2025-04-15 Delisted — VMLS
• 2025-04-15 Rental Removed $875 VMLS
• 2025-04-08 Price Changed $108,000 VMLS
• 2025-03-04 Listed for Rent $875 VMLS
• 2025-02-14 Rental Removed $875 VMLS
• 2025-01-31 Listed $113,500 VMLS
• 2024-11-02 Listed for Rent $875 VMLS
• 2024-10-31 Relisted — VMLS
• 2024-09-09 Delisted — VMLS
• 2024-06-22 Listed $125,000 VMLS
• 2022-03-03 Sold (MLS) $105,000 VMLS
• 2022-02-02 Pending — VMLS
• 2022-02-01 Listed $85,000 VMLS