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

$89,900

1 bd · 1.0 ba · 572 sqft · SingleFamily · 28 Days on market

Built 1985 Good condition $162/mo HOA · 16% of rent

---

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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0

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

Property features AI

Finance

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

Exterior

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

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Total of 4 rooms; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9 ($105/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); 213 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• 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 $10k of equity ($622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($89k) 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 $88,551 (1.5% 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. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 7.5

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: 24.4%
• Equity multiple: 2.95×
• Total profit: $49,204
• Equity at exit: $80,989

10-year hold

• IRR: 21.5%
• Equity multiple: 6.71×
• Total profit: $143,825
• Equity at exit: $174,656

Cash invested: $25,172 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$162
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $9

Break-even live

Break-even rent $991

Max offer price $89,900

Occupancy floor 94%

Sensitivity live

Price	-10% $71	-5% $40	+0% $9	+5% $-22	+10% $-53
Rent	-10% $-70	-5% $-31	+0% $9	+5% $48	+10% $88
Rate	-1.0pp $54	-0.5pp $32	base $9	+0.5pp $-15	+1.0pp $-38

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	45d	1	0.03mi
6620 Willow Pointe NW Huntsville, AL	1.0	1.0	714	$1,000	$1.40	45d	1	0.04mi
1550 Perimeter Pkwy NW Huntsville, AL	1.0–2.0	1.0	637	$1,299	$2.04	15d	4	0.46mi
1325 Old Monrovia Rd NW Huntsville, AL	1.0–4.0	1.0–2.0	1262	$1,199	$0.95	15d	23	0.61mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	1072	$1,478	$1.38	24d	52	0.81mi
1001 Cernan Dr NW Huntsville, AL	1.0–3.0	1.0–2.5	1011	$1,125	$1.11	15d	19	0.82mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1188	$1,646	$1.38	15d	237	0.82mi
335 Culbertson Dr Huntsville, AL	1.0–3.0	1.0–3.0	1008	$987	$0.98	15d	1	0.83mi
930 Blue Mound Ln NW Huntsville, AL	1.0–2.0	1.0–2.0	967	$1,055	$1.09	15d	19	0.85mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$1,024	$0.97	15d	35	0.88mi
6170 Kitt Ln NW Huntsville, AL	1.0–3.0	1.0–2.0	1031	$1,041	$1.01	15d	31	0.89mi
5001 Galaxy Way NW Huntsville, AL	1.0–2.0	1.0–2.0	796	$899	$1.13	24d	6	0.91mi
650 Wynn Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	820	$914	$1.11	15d	2	0.95mi
4947 7 Pine Cir Unit 4947 Huntsville, AL	1.0	1.0	744	$700	$0.94	15d	1	0.97mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1088	$1,113	$1.02	15d	14	1.00mi
6200 Rime Village Dr NW Huntsville, AL	3.0	1.0–2.0	1015	$1,112	$1.10	15d	45	1.06mi
1535 Sparkman Dr NW Huntsville, AL	2.0	1.0–1.5	940	$959	$1.02	45d	1	1.10mi
1501 Old Monrovia Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	948	$984	$1.04	15d	20	1.18mi
100 Rockcrest Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	1000	$1,124	$1.12	15d	12	1.20mi
393 Johns Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	963	$1,199	$1.25	15d	16	1.26mi
1500 Sparkman Dr NW Huntsville, AL	1.0–2.0	1.0	725	$599	$0.83	45d	12	1.32mi
4515 Bonnell Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	800	$899	$1.12	15d	8	1.33mi
1427 Ascent Trl NW Apt C Huntsville, AL	1.0	1.0	650	$775	$1.19	45d	1	1.35mi
149 Indian Creek Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	921	$1,050	$1.14	15d	15	1.40mi
6500 Walden Run Huntsville, AL	1.0–3.0	1.0–2.0	1060	$975	$0.92	15d	104	1.43mi

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 28 DOM
2. 2026-06-17
   days on market $89,900 Active 27 DOM
3. 2026-06-16
   days on market $89,900 Active 26 DOM
4. 2026-06-15
   days on market $89,900 Active 25 DOM
5. 2026-06-14
   days on market $89,900 Active 23 DOM
6. 2026-06-10
   days on market $89,900 Active 20 DOM
7. 2026-06-09
   days on market $89,900 Active 19 DOM
8. 2026-06-08
   days on market $89,900 Active 18 DOM
9. 2026-06-07
   days on market $89,900 Active 17 DOM
10. 2026-06-03
    days on market $89,900 Active 13 DOM
11. 2026-06-02
    days on market $89,900 Active 12 DOM
12. 2026-06-01
    days on market $89,900 Active 11 DOM
13. 2026-05-31
    days on market $89,900 Active 10 DOM
14. 2026-05-30
    days on market $89,900 Active 9 DOM
15. 2026-05-21
    listed $89,900 Active
16. 2026-02-19
    listed $850
17. 2024-09-21
    historical $895
18. 2024-07-19
    listed $895
19. 2024-06-26
    historical $895
20. 2024-06-26
    listed $895

ⓘ 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: $12,031
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$963
• − Management: −$963
• − HOA: −$1,944
• − Depreciation: −$2,615
• Taxable loss: −$1,287
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $414/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 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

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