6634 Willow Point Dr NW Unit F · Huntsville, AL 35806

$87,500

1 bd · 1.0 ba · 572 sqft · Condo · 125 Days on market

Built 1985 Good condition $153/sqft · 23% below area Est $113k · 23% under $162/mo HOA · 16% 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0

Listing remarks

6634F WILLOW POINT DRIVE, HUNTSVILLE AL 35806 - Perfect Investment Opportunity - Ground Level One (1) bedroom, 1 bath open floor plan condo directly in front of club house and pool and tennis courts. Updated vinyl railings and spindles on patio, LVP, Family Room, Open Kitchen, covered patio and located on rear section of complex. Near, RSA, Research Park, Mid City and shopping.

Key facts

• Open floor plan
• Near shopping
• Covered patio

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• UPDATED VINYL RAILINGS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $31 ($374/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 317 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent is only 14% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $9k of equity ($605 loan paydown + $9k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 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: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $112,975
• List price: $87,500
• Delta: -22.55%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6642 Willow Pointe Dr NW Unit A	0.15mi	1/1.0	525 (-8%)	5mo	$68,500	$130	75
6642 Willow Pointe Dr Unit C	0.15mi	1/1.0	574 (+0%)	31mo	$100,000	$174	72
6620 Willow Pointe Dr Unit F	0.05mi	1/1.0	741 (+30%)	6mo	$89,000	$120	68
6614 Willow Pointe Dr Unit B	0.07mi	1/1.0	522 (-9%)	42mo	$109,000	$209	62
6611 Willow Pointe Dr Unit F	0.13mi	1/1.0	522 (-9%)	57mo	$75,200	$144	60
6622 Willow Pointe Dr NW Unit H	0.02mi	1/1.0	740 (+29%)	57mo	$100,000	$135	54
6612 Willow Pointe Dr NW Unit E	0.07mi	1/1.0	741 (+30%)	37mo	$125,000	$169	52
6612 Willow Pointe Dr Unit B	0.07mi	1/1.0	741 (+30%)	47mo	$115,000	$155	52
6616 Willow Pointe Dr NW Unit D	0.08mi	1/1.0	706 (+23%)	52mo	$120,000	$170	52
1103 Old Monrovia Rd Unit 1C	0.36mi	1/1.5	704 (+23%)	14mo	$80,500	$114	45
1103 Old Monrovia Rd NW Unit A-1	0.32mi	1/1.5	713 (+25%)	45mo	$122,500	$172	38
1907 Priscilla Ln	0.29mi	2/1.0 (+1)	729 (+27%)	26mo	$150,000	$206	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $49,317
• Equity at exit: $78,827

10-year hold

• IRR: 22.1%
• Equity multiple: 6.84×
• Total profit: $143,032
• Equity at exit: $169,993

Cash invested: $24,500 (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: 317
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$162
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $31

Break-even live

Break-even rent $970

Max offer price $87,500

Occupancy floor 92%

Sensitivity live

Price	-10% $92	-5% $61	+0% $31	+5% $1	+10% $-29
Rent	-10% $-49	-5% $-9	+0% $31	+5% $71	+10% $111
Rate	-1.0pp $75	-0.5pp $53	base $31	+0.5pp $8	+1.0pp $-15

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: $21,875
• Closing costs: $2,625
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6634 Willow Pointe Dr NW Unit F Huntsville, AL	1.0	1.0	572	$850	$1.49	139d	1	0.03mi
6620 Willow Pointe NW Huntsville, AL	1.0	1.0	714	$1,000	$1.40	139d	1	0.04mi
6622 Willow Pointe Dr NW Apt E Huntsville, AL	1.0	1.0	741	$1,100	$1.48	6d	1	0.09mi
1550 Perimeter Pkwy NW Huntsville, AL	1.0–2.0	1.0	637	$1,299	$2.04	109d	4	0.46mi
1325 Old Monrovia Rd NW Huntsville, AL	1.0–4.0	1.0–2.0	1262	$1,199	$0.95	0d	25	0.63mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	975	$1,414	$1.45	0d	26	0.81mi
1001 Cernan Dr NW Huntsville, AL	1.0–3.0	1.0–2.5	1011	$1,125	$1.11	4d	35	0.82mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1162	$1,588	$1.37	2d	145	0.82mi
335 Culbertson Dr Huntsville, AL	1.0–3.0	1.0–3.0	1008	$1,060	$1.05	0d	1	0.83mi
930 Blue Mound Ln NW Huntsville, AL	1.0–2.0	1.0–2.0	967	$1,099	$1.14	3d	15	0.85mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$1,033	$0.97	0d	32	0.88mi
6170 Kitt Ln NW Huntsville, AL	1.0–3.0	1.0–2.0	1031	$1,007	$0.98	0d	33	0.89mi
5001 Galaxy Way NW Huntsville, AL	1.0–2.0	1.0–2.0	796	$899	$1.13	119d	6	0.91mi
650 Wynn Dr NW Huntsville, AL	1.0–3.0	1.0–2.0	990	$869	$0.88	0d	7	0.91mi
4947 7 Pine Cir Unit 4947 Huntsville, AL	1.0	1.0	744	$700	$0.94	109d	1	0.97mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1059	$1,202	$1.14	0d	17	0.99mi
1505 Sparkman Dr NW Huntsville, AL	1.0–3.0	1.0–2.0	980	$849	$0.87	6d	7	1.05mi
1535 Sparkman Dr NW Huntsville, AL	2.0	1.0–1.5	940	$949	$1.01	6d	1	1.10mi
1503 Sparkman Dr NW Huntsville, AL	1.0–2.0	1.0	750	$795	$1.06	4d	1	1.17mi
1501 Old Monrovia Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	948	$972	$1.02	0d	28	1.18mi
100 Rockcrest Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	1000	$973	$0.97	0d	15	1.20mi
393 Johns Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	1120	$1,099	$0.98	0d	25	1.26mi
4515 Bonnell Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	800	$899	$1.12	109d	8	1.33mi
1427 Ascent Trl NW Apt C Huntsville, AL	1.0	1.0	650	$775	$1.19	139d	1	1.35mi
1425 Ascent Trl NW Apt B Huntsville, AL	1.0	1.0	650	$725	$1.12	6d	1	1.35mi
149 Indian Creek Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	921	$1,050	$1.14	109d	15	1.40mi
1409 Ascent Trl NW Apt D Huntsville, AL	2.0	1.0	700	$850	$1.21	6d	1	1.40mi
6500 Walden Run Huntsville, AL	1.0–3.0	1.0–2.0	1060	$1,000	$0.94	0d	85	1.43mi
4423 Bonnell Dr NW Apt D Huntsville, AL	1.0	1.0	703	$753	$1.07	6d	1	1.46mi

Property features AI

Finance

• Other: Unit identified as 6634-F in condo records
• HOA & community: Association with a monthly fee of $162Subdivision: Willow Point Condo

Exterior

• Parking: Parking lot
• Utilities: Public sewer
• Home design: Condominium (residential)Built in 1985Living area approximately 572
• Construction: Vinyl sidingSlab foundation
• Exterior features: Private poolPublic water

Interior

• Kitchen: RangeDishwasherRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral cooling
• Interior features: Total of 4 rooms1 full bathroom

HOA detail $162/mo · $1,944/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $87,500 Active 125 DOM
2. 2026-09-22
   days on market $87,500 Active 124 DOM
3. 2026-09-21
   days on market $87,500 Active 123 DOM
4. 2026-09-20
   days on market $87,500 Active 122 DOM
5. 2026-09-19
   days on market $87,500 Active 121 DOM
6. 2026-09-18
   days on market $87,500 Active 120 DOM
7. 2026-09-17
   days on market $87,500 Active 119 DOM
8. 2026-09-16
   days on market $87,500 Active 118 DOM
9. 2026-09-15
   days on market $87,500 Active 117 DOM
10. 2026-09-14
    days on market $87,500 Active 116 DOM
11. 2026-09-13
    days on market $87,500 Active 115 DOM
12. 2026-09-12
    days on market $87,500 Active 114 DOM
13. 2026-09-11
    days on market $87,500 Active 113 DOM
14. 2026-09-05
    days on market $87,500 Active 107 DOM
15. 2026-09-04
    days on market $87,500 Active 106 DOM
16. 2026-09-03
    days on market $87,500 Active 105 DOM
17. 2026-08-31
    days on market $87,500 Active 102 DOM
18. 2026-08-30
    days on market $87,500 Active 101 DOM
19. 2026-08-29
    days on market $87,500 Active 100 DOM
20. 2026-08-28
    days on market $87,500 Active 99 DOM
21. 2026-08-27
    days on market $87,500 Active 98 DOM
22. 2026-08-25
    days on market $87,500 Active 96 DOM
23. 2026-08-24
    days on market $87,500 Active 95 DOM
24. 2026-08-23
    days on market $87,500 Active 94 DOM
25. 2026-08-22
    days on market $87,500 Active 93 DOM
26. 2026-08-21
    days on market $87,500 Active 92 DOM
27. 2026-08-20
    days on market $87,500 Active 91 DOM
28. 2026-08-19
    days on market $87,500 Active 90 DOM
29. 2026-08-18
    days on market $87,500 Active 89 DOM
30. 2026-08-17
    days on market $87,500 Active 88 DOM
31. 2026-08-16
    days on market $87,500 Active 87 DOM
32. 2026-08-15
    days on market $87,500 Active 86 DOM
33. 2026-08-14
    days on market $87,500 Active 85 DOM
34. 2026-08-13
    days on market $87,500 Active 84 DOM
35. 2026-08-12
    days on market $87,500 Active 83 DOM
36. 2026-08-11
    days on market $87,500 Active 82 DOM
37. 2026-08-10
    days on market $87,500 Active 81 DOM
38. 2026-08-09
    days on market $87,500 Active 80 DOM
39. 2026-08-08
    days on market $87,500 Active 79 DOM
40. 2026-08-07
    days on market $87,500 Active 78 DOM
41. 2026-08-06
    days on market $87,500 Active 77 DOM
42. 2026-08-05
    days on market $87,500 Active 76 DOM
43. 2026-08-04
    days on market $87,500 Active 75 DOM
44. 2026-08-03
    days on market $87,500 Active 74 DOM
45. 2026-07-31
    days on market $87,500 Active 71 DOM
46. 2026-07-30
    price $87,500 Active 69 DOM
47. 2026-07-29
    days on market $89,900 Active 69 DOM
48. 2026-07-27
    days on market $89,900 Active 67 DOM
49. 2026-07-25
    days on market $89,900 Active 65 DOM
50. 2026-07-23
    days on market $89,900 Active 63 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,119
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$970
• − Management: −$970
• − HOA: −$1,944
• − Depreciation: −$2,545
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $604/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 Est. rehab $2,860–$8,580 screening

This ground-level condo is in good condition with cosmetic updates, ready for a fresh coat of paint and minor improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior railings — Enhances curb appeal and value ↑
• Both Replace window screens — Improves comfort and energy efficiency ↑
• Both Update flooring — Modernizes the space and adds value ↑
• Both Paint interior walls — Freshens the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Providence Elementary F AL #385/627 Nat'l #28,175/41,679 Middle Williams Middle School F AL #101/257 Nat'l #8,059/14,009 High Columbia High School F AL #220/305 Nat'l #15,534/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 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: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Other: Unit identified as 6634-F in condo records
• HOA & community: Association with a monthly fee of $162Subdivision: Willow Point Condo

Exterior

• Parking: Parking lot
• Utilities: Public sewer
• Home design: Condominium (residential)Built in 1985Living area approximately 572
• Construction: Vinyl sidingSlab foundation
• Exterior features: Private poolPublic water

Interior

• Kitchen: RangeDishwasherRefrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heatingCentral cooling
• Interior features: Total of 4 rooms1 full bathroom

Price history

7 events — show timeline

• 2026-06-18 Price Changed $795 VMLS
• 2026-05-21 Listed $89,900 VMLS
• 2026-02-19 Listed for Rent $850 VMLS
• 2024-09-21 Rental Removed $895 VMLS
• 2024-07-19 Listed for Rent $895 VMLS
• 2024-06-26 Rental Removed $895 VMLS
• 2024-06-26 Listed for Rent $895 VMLS