429 Falls Pointe · Huntsville, AL 35756

$239,900

3 bd · 2.0 ba · 1,320 sqft · Townhouse public records · 78 Days on market

Built 2021 $182/sqft · 19% below area Est $283k · 15% under $159/mo HOA · 9% of rent

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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).

• ARV discount +14.4/15.0
• Cash flow +7.3/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy low-maintenance living with all the amenities River Landing offers including a pool, courts, clubhouse, and more. Rare opportunity to find a townhome with a garage and private backyard. The main living area flows into the kitchen for easy everyday living. All three bedrooms have their own full bathroom and spacious walk in closet. This home is ready for you to move in with ease complete with Washer, Dryer, and Refrigerator! Come see all that 429 Falls Pointe offers today! All facts to be verified by purchaser.

Key facts

• Main living area
• Private backyard
• Full bathroom

Tags

• LOW-MAINTENANCE LIVING
• POOL
• PRIVATE BACKYARD
• MAIN LIVING AREA
• FULL BATHROOM
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.2% below list).
• Recommended offer: $184k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+1.1%/yr); 823 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent is only 17% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,934 (23.3% 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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 10.8

CMA / ARV

• ARV (median comp): $283,480
• List price: $239,900
• Delta: -15.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Falls Pointe	0.06mi	3/3.0	1,329 (+1%)	6mo	$170,500	$128	87
340 Falling Water Ln	0.03mi	3/3.0	1,286 (-3%)	5mo	$228,000	$177	86
406 Falls Pointe SW	0.06mi	3/3.0	1,329 (+1%)	10mo	$233,000	$175	84
412 Falls Pointe	0.05mi	3/3.0	1,311 (-1%)	13mo	$235,000	$179	82
404 Falls Pointe SW	0.06mi	3/3.0	1,300 (-2%)	12mo	$240,000	$185	80
117 SW Woodsbrook Pl	0.22mi	2/2.5 (-1)	1,325 (+0%)	6mo	$212,000	$160	78
414 Edgebrook Dr	0.04mi	3/2.0	1,512 (+14%)	1mo	$240,000	$159	74
231 Falling Water Ln SW	0.15mi	2/2.5 (-1)	1,228 (-7%)	2mo	$170,000	$138	72
141 Woodsbrook Pl SW	0.16mi	2/2.5 (-1)	1,349 (+2%)	12mo	$238,000	$176	72
415 Edgebrook Dr	0.06mi	3/2.0	1,471 (+11%)	8mo	$233,000	$158	72
402 Promenade Dr SW	0.13mi	2/2.5 (-1)	1,228 (-7%)	10mo	$217,000	$177	67
232 Falling Water Ln	0.15mi	3/2.5	1,472 (+12%)	9mo	$225,000	$153	64

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-62,322
• Equity at exit: $35,770

10-year hold

• IRR: -36.7%
• Equity multiple: -0.39×
• Total profit: $-93,171
• Equity at exit: $20,742

Cash invested: $67,172 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 823
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$256 /mo · $3,071/yr
• Insurance: −$100
• HOA: −$159
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-317

Break-even live

Break-even rent $2,244

Max offer price $183,934

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Falling Water Ln SW Madison, AL	3.0	3.0	1290	$1,545	$1.20	14d	1	0.01mi
324 Falling Water Ln SW Madison, AL	2.0	2.5	1304	$1,550	$1.19	44d	1	0.05mi
418 Falls Pt SW Madison, AL	3.0	3.0	1329	$1,595	$1.20	14d	1	0.05mi
411 Promenade Dr SW Madison, AL	3.0	2.0	1537	$1,750	$1.14	21d	1	0.08mi
500 Promenade Dr SW Madison, AL	3.0	2.5	1569	$1,959	$1.25	14d	5	0.09mi
607 Durbin Ln SW Madison, AL	3.0	2.0	1812	$2,500	$1.38	14d	1	0.34mi
711 River Landing Blvd SW Madison, AL	3.0	2.0	1700	$1,800	$1.06	44d	1	0.41mi
128 Mary Caudle Way Madison, AL	4.0	2.0	1863	$1,950	$1.05	23d	1	0.50mi
808 Willow Shoals Dr SW Madison, AL	3.0	2.0	1435	$1,700	$1.18	23d	1	0.59mi
153 Rosemary Ayers Dr Madison, AL	4.0	2.0	1815	$2,295	$1.26	14d	1	0.59mi
30 E Revere Blvd Madison, AL	1.0–3.0	1.0–2.0	1163	$1,659	$1.43	14d	13	0.61mi
186 Tybee Dr Madison, AL	3.0	2.0	1595	$1,899	$1.19	14d	1	0.69mi
133 Pitts Griffin Dr Madison, AL	3.0	2.0	1370	$1,900	$1.39	14d	1	0.70mi
138 Riverfront Dr Madison, AL	3.0	2.0	1648	$1,800	$1.09	14d	1	0.71mi
122 David Barnes Dr Madison, AL	3.0	2.0	1324	$1,535	$1.16	14d	1	0.74mi
265 Harold Murphy Dr Madison, AL	4.0	3.0	1635	$2,500	$1.53	44d	1	0.83mi
122 Daymark Dr Madison, AL	3.0	2.0	1484	$1,795	$1.21	44d	1	0.83mi
202 Harold Murphy Dr Madison, AL	3.0	2.0	1731	$2,250	$1.30	44d	1	0.86mi
177 Harold Murphy Dr Madison, AL	3.0	2.0	1738	$1,900	$1.09	44d	1	0.87mi
244 Abercorn Dr Madison, AL	4.0	2.0	1820	$1,875	$1.03	44d	1	0.89mi
214 Alonzo Toney Dr Madison, AL	4.0	2.0	1820	$2,150	$1.18	14d	1	0.99mi
200 Bay Pine Dr Madison, AL	3.0	2.5	1710	$1,899	$1.11	14d	12	1.26mi

HOA detail

• Monthly dues: $159 · $1,908/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $239,900 Active 78 DOM
2. 2026-06-17
   days on market $239,900 Active 77 DOM
3. 2026-06-16
   days on market $239,900 Active 76 DOM
4. 2026-06-15
   days on market $239,900 Active 75 DOM
5. 2026-06-14
   days on market $239,900 Active 73 DOM
6. 2026-06-10
   days on market $239,900 Active 70 DOM
7. 2026-06-09
   days on market $239,900 Active 69 DOM
8. 2026-06-08
   days on market $239,900 Active 68 DOM
9. 2026-06-07
   days on market $239,900 Active 67 DOM
10. 2026-06-03
    days on market $239,900 Active 63 DOM
11. 2026-06-02
    days on market $239,900 Active 62 DOM
12. 2026-06-01
    days on market $239,900 Active 61 DOM
13. 2026-05-31
    days on market $239,900 Active 60 DOM
14. 2026-05-30
    days on market $239,900 Active 59 DOM
15. 2026-04-24
    price $239,900 522-char remark

    Show marketing remark (522 chars)

    Enjoy low-maintenance living with all the amenities River Landing offers including a pool, courts, clubhouse, and more. Rare opportunity to find a townhome with a garage and private backyard. The main living area flows into the kitchen for easy everyday living. All three bedrooms have their own full bathroom and spacious walk in closet. This home is ready for you to move in with ease complete with Washer, Dryer, and Refrigerator! Come see all that 429 Falls Pointe offers today! All facts to be verified by purchaser.

16. 2026-04-01
    listed $245,000 Active 522-char remark

    Show marketing remark (522 chars)

    Enjoy low-maintenance living with all the amenities River Landing offers including a pool, courts, clubhouse, and more. Rare opportunity to find a townhome with a garage and private backyard. The main living area flows into the kitchen for easy everyday living. All three bedrooms have their own full bathroom and spacious walk in closet. This home is ready for you to move in with ease complete with Washer, Dryer, and Refrigerator! Come see all that 429 Falls Pointe offers today! All facts to be verified by purchaser.

17. 2025-02-07
    historical $1,650
18. 2024-11-22
    listed $1,650

ⓘ 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: $3,071 · $256/mo
• Projected year-2 tax: $3,071 · $256/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 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,118
• − Mortgage interest: −$13,438
• − Property taxes: −$3,071
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$1,908
• − Depreciation: −$6,979
• Taxable loss: −$8,016
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $-1,878/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: 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: Limestone County · 80,439 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 286.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

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: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• 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

+14439.4% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $239,900 VMLS
• 2026-04-01 Listed $245,000 VMLS
• 2025-02-07 Rental Removed $1,650 VMLS
• 2024-11-22 Listed for Rent $1,650 VMLS

Property tax history

-0.2%/yr

Latest (2024): $3,071 · -0.2% YoY. Source: county tax records.