170 Williams Pointe Blvd · Huntsville, AL 35824

$339,900

4 bd · 1.5 ba · 1,950 sqft · SingleFamily public records · 160 Days on market

Built 2023 7,590 sqft lot $174/sqft · 9% below area Est $369k · 8% under $19/mo HOA · 1% of rent

---

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 +11.0/15.0
• Appreciation +8.3/10.0
• Cash flow +6.3/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• 1% rule +0.6/10.0
• DSCR +0.6/10.0

Listing remarks MLS

SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

Key facts

• 7,590 sq ft lot
• 2 garage spots
• Built 2023

Tags

• DAVIDSON DAPHNE FLOORPLAN
• CLOSE TO TOWNE MADISON

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-598 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (43.6% below list).
• Recommended offer: $192k (43.6% below list) — sets the bar for 1% rule.

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 falling (-3.6%/yr); 107 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $25k of equity ($2k loan paydown + $23k appreciation (6.7% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $290k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $191,663 (43.6% 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 160 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 14.8

CMA / ARV

• ARV (median comp): $368,770
• List price: $339,900
• Delta: -7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Silkwood Ct	0.04mi	4/2.0	1,935 (-1%)	3mo	$344,900	$178	92
104 Bristol Ct SW	0.32mi	4/2.5	1,965 (+1%)	2mo	$275,000	$140	78
203 Brushcreek Dr SW	0.21mi	4/2.5	1,850 (-5%)	3mo	$285,000	$154	75
103 Kestrel Ct SW	0.29mi	3/2.5 (-1)	1,972 (+1%)	6mo	$187,500	$95	70
104 Kestrel Ct SW	0.26mi	3/2.5 (-1)	1,866 (-4%)	2mo	$309,000	$166	70
114 Silkwood Ct SW	0.08mi	4/3.0	2,139 (+10%)	9mo	$373,000	$174	67
118 Herrick Dr	0.59mi	4/2.0	1,880 (-4%)	1mo	$322,000	$171	64
210 Shadow Cove Dr SW	0.62mi	4/2.0	1,920 (-2%)	6mo	$299,500	$156	61
189 Bremerton Dr	0.45mi	3/2.0 (-1)	1,820 (-7%)	10mo	$300,000	$165	53
217 Shadow Cove Dr SW	0.58mi	4/2.0	1,755 (-10%)	8mo	$297,000	$169	48
215 Shadow Ct SW	0.67mi	3/2.0 (-1)	2,042 (+5%)	10mo	$299,900	$147	46
18 Atherton Cir SW	0.68mi	3/2.0 (-1)	1,704 (-13%)	2mo	$305,000	$179	38

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

Projected returns pro-forma

6.69% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.72×
• Total profit: $68,289
• Equity at exit: $228,561

10-year hold

• IRR: 10.7%
• Equity multiple: 3.28×
• Total profit: $217,293
• Equity at exit: $427,984

Cash invested: $95,172 (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 35824

• Home prices YoY: 2.5%
• Rents YoY: -3.6%
• Active inventory: 107
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$142
• HOA: −$19
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-598

Break-even live

Break-even rent $2,674

Max offer price $234,204

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Sandpiper Ct SW Huntsville, AL	4.0	2.0	1897	$1,750	$0.92	43d	1	0.21mi
109 Brushcreek Dr SW Huntsville, AL	3.0	2.0	1378	$1,595	$1.16	23d	1	0.22mi
103 Kestrel Ct SW Huntsville, AL	3.0	2.5	1972	$1,950	$0.99	44d	1	0.30mi
1 Nestledown Dr SW Huntsville, AL	2.0–3.0	2.0–3.0	1231	$2,399	$1.95	13d	1	0.47mi
21 Winter King Dr SW Huntsville, AL	4.0	2.5	2395	$2,350	$0.98	13d	1	0.51mi
241 Shadow Ct SW Huntsville, AL	3.0	2.5	1650	$1,700	$1.03	43d	1	0.56mi
242 Shadow Ct SW Huntsville, AL	4.0	2.5	2227	$1,750	$0.79	43d	1	0.56mi
285 Shadow Ct SW Huntsville, AL	3.0	2.0	1480	$1,650	$1.11	43d	1	0.59mi
5 Atherton Cir SW Huntsville, AL	3.0	2.5	1908	$2,500	$1.31	23d	1	0.62mi
226 Shadow Ct SW Huntsville, AL	4.0	2.0	1820	$1,750	$0.96	13d	1	0.64mi
27 Atherton Cir SW Unit N Huntsville, AL	3.0	2.0	1780	$1,900	$1.07	23d	1	0.69mi
44 Atherton Cir SW Huntsville, AL	3.0	2.0	1742	$2,000	$1.15	43d	1	0.72mi
404 Tillane Park Cir SW Huntsville, AL	3.0	2.0	1850	$2,050	$1.11	43d	1	1.13mi
556 Martin Rd SW Huntsville, AL	1.0–3.0	1.0–2.0	1079	$1,834	$1.70	13d	111	1.15mi
475 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1950	$2,050	$1.05	43d	1	1.17mi
483 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1826	$2,000	$1.10	23d	1	1.18mi
702 Sluice Dr SW Huntsville, AL	3.0	2.0	1850	$1,850	$1.00	43d	1	1.23mi
439 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1837	$2,150	$1.17	43d	1	1.24mi
441 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1850	$2,150	$1.16	23d	1	1.25mi
407 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	2288	$2,175	$0.95	43d	1	1.26mi
525 W Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1672	$1,700	$1.02	23d	1	1.26mi
500 Promenade Dr SW Madison, AL	3.0	2.5	1569	$1,959	$1.25	13d	5	1.48mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 21 events

1. 2026-06-18
   days on market $339,900 Active 160 DOM
2. 2026-06-17
   days on market $339,900 Active 159 DOM
3. 2026-06-16
   days on market $339,900 Active 158 DOM
4. 2026-06-15
   days on market $339,900 Active 157 DOM
5. 2026-06-14
   days on market $339,900 Active 155 DOM
6. 2026-06-10
   days on market $339,900 Active 152 DOM
7. 2026-06-09
   days on market $339,900 Active 151 DOM
8. 2026-06-08
   days on market $339,900 Active 150 DOM
9. 2026-06-07
   days on market $339,900 Active 149 DOM
10. 2026-06-03
    days on market $339,900 Active 145 DOM
11. 2026-06-02
    days on market $339,900 Active 144 DOM
12. 2026-06-01
    days on market $339,900 Active 143 DOM
13. 2026-05-31
    days on market $339,900 Active 142 DOM
14. 2026-05-30
    days on market $339,900 Active 141 DOM
15. 2026-05-19
    price $339,900 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

16. 2026-05-04
    price $340,000 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

17. 2026-04-09
    price $344,900 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

18. 2026-03-17
    price $345,000 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

19. 2026-02-06
    price $344,900 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

20. 2026-01-09
    listed $350,000 Active 702-char remark

    Show marketing remark (702 chars)

    SELLER OFFERING $3,000 toward buyer closing costs or rate buy-down PLUS $1,500 lender credit and FREE appraisal with preferred lender — over $5,000 in real savings. Like-new 2023 Davidson Homes build — minutes to Redstone Arsenal, I-565, Bridge Street, Cummings Research Park, and Town Madison/Toyota Field. This 4-bedroom, 2.5-bath, delivers all the modern finishes of new construction without the wait, the builder upcharges, or the bare-lot starting point. Granite kitchen, blinds throughout — no builder add-on premiums, no 6-month build wait. Easy commute for Arsenal, NASA, and Research Park professionals; quick drive to Bridge Street shopping and Town Madison entertainment.

21. 2023-04-28
    soldstatus $289,600

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,032 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,000
• − Mortgage interest: −$19,040
• − Property taxes: −$2,032
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$228
• − Depreciation: −$9,888
• Taxable loss: −$13,568
• Est. tax savings @ 24.0%: +$3,256
• After-tax cash flow: $-3,924/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: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 9,645
• Household income: $103,619
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 451.0

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 0.60)
• Race & ethnicity: White 57% Black 27% Two or more races 8% Hispanic / Latino 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 93% English-only · Spanish 3% Chinese 2% German/W. Germanic 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: ▲ 6.69%
• Current HPI: 269.5596
• Rent YoY: ▼ -3.65%
• 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

+17.4% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $339,900 VMLS
• 2026-05-04 Price Changed $340,000 VMLS
• 2026-04-09 Price Changed $344,900 VMLS
• 2026-03-17 Price Changed $345,000 VMLS
• 2026-02-06 Price Changed $344,900 VMLS
• 2026-01-09 Listed $350,000 VMLS
• 2023-04-28 Sold (Public Records) $289,600 Public Records

Property tax history

+192.0%/yr

Latest (2024): $2,032 · +192.0% YoY. Source: county tax records.