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

$107,000

1 bd · 1.0 ba · 794 sqft · Condo · 55 Days on market

Built 1985 Good condition $135/sqft · 23% below area Est $139k · 23% under $165/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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• DSCR +2.6/10.0

Listing remarks

Welcome to this renovated downstairs condo featuring one bedroom and freshly painted interiors. The kitchen boasts granite countertops and an island, complemented by LVP flooring throughout. Enjoy recessed lighting, chair rail, and crown molding for added elegance. This condo includes a stainless steel refrigerator and a washer and dryer for convenience. A covered porch with a storage room enhances functionality. Nestled in a prime location, you are minutes away from Mid-City, Research Parkway, I-565, Redstone Arsenal, and shopping. The community offers amenities including a pool, tennis courts, and a clubhouse, making this condo ideal for first-time homebuyers and investors.

Key facts

• Covered porch
• Storage room
• Recessed lighting

Tags

• RENOVATED DOWNSTAIRS CONDO
• GRANITE COUNTERTOPS
• LVP FLOORING
• RECESSED LIGHTING
• COVERED PORCH
• STORAGE ROOM

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Condo association with monthly fee of $165; Community clubhouse; Community tennis courts

Exterior

• Parking: Parking lot
• Security:
• Utilities: Public sewer
• Home design: Residential condominium; Built in 1985; Single-level (Condo unit)
• Construction: Brick construction; Slab foundation
• Exterior features: Private pool; Public water

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: 4 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $107k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-940/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (2.3% below list).
• Recommended offer: $96k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $11k of equity ($740 loan paydown + $11k 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

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 $95,669 (10.6% 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 55 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
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: 0.98% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 8.5

CMA / ARV

• ARV (median comp): $138,751
• List price: $107,000
• Delta: -22.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $52,955
• Equity at exit: $96,394

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $159,199
• Equity at exit: $207,877

Cash invested: $29,960 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$165
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-78

Break-even live

Break-even rent $1,145

Max offer price $95,669

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: $26,750
• Closing costs: $3,210
• 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	44d	1	0.06mi
6634 Willow Pointe Dr NW Unit F Huntsville, AL	1.0	1.0	572	$850	$1.49	44d	1	0.11mi
6644 Willow Pointe Dr NW Unit A Huntsville, AL	2.0	2.0	1044	$1,025	$0.98	14d	1	0.12mi
1155 Old Monrovia Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	950	$1,178	$1.24	14d	3	0.38mi
1155 Old Monrovia Rd NW Huntsville, AL	2.0	2.0	1050	$1,246	$1.19	21d	1	0.38mi
1155 Old Monrovia Rd NW Unit I Huntsville, AL	2.0	2.0	1075	$1,295	$1.20	14d	1	0.39mi
1002 Stones Throw Dr NW Unit 1 Huntsville, AL	1.0	1.0	976	$1,150	$1.18	44d	1	0.40mi
100 Chawston Ave NW Huntsville, AL	1.0–3.0	1.0–2.5	1133	$1,519	$1.34	14d	31	0.40mi
1550 Perimeter Pkwy NW Huntsville, AL	1.0–2.0	1.0	637	$1,299	$2.04	14d	4	0.44mi
1325 Old Monrovia Rd NW Huntsville, AL	1.0–4.0	1.0–2.0	1262	$1,199	$0.95	14d	23	0.56mi
335 Culbertson Dr Huntsville, AL	1.0–3.0	1.0–3.0	1008	$987	$0.98	14d	1	0.75mi
1001 Cernan Dr NW Huntsville, AL	1.0–3.0	1.0–2.5	1011	$1,125	$1.11	14d	19	0.75mi
930 Blue Mound Ln NW Huntsville, AL	1.0–2.0	1.0–2.0	967	$1,055	$1.09	14d	19	0.78mi
4931 Cotton Row NW Unit C Huntsville, AL	2.0	1.5	995	$950	$0.95	44d	1	0.84mi
4924 Cotton Row NW Unit b Huntsville, AL	2.0	1.0	850	$850	$1.00	23d	1	0.85mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	1072	$1,478	$1.38	23d	52	0.88mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1188	$1,646	$1.38	14d	237	0.89mi
6170 Kitt Ln NW Huntsville, AL	1.0–3.0	1.0–2.0	1031	$1,041	$1.01	14d	31	0.90mi
4918 Cotton Row NW Unit D Huntsville, AL	2.0	1.0	850	$850	$1.00	44d	1	0.90mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$1,024	$0.97	14d	35	0.91mi
5001 7 Pine Cir Unit 1 Huntsville, AL	2.0	2.0	1060	$1,400	$1.32	44d	1	0.94mi
5001 Galaxy Way NW Huntsville, AL	1.0–2.0	1.0–2.0	796	$899	$1.13	23d	6	0.99mi
4906 Cotton Row NW Unit C Huntsville, AL	2.0	1.0	850	$750	$0.88	44d	1	1.02mi
4906 Cotton Row NW Unit B Huntsville, AL	2.0	1.0	850	$785	$0.92	23d	1	1.02mi
4909 Cotton Row NW Unit C Huntsville, AL	2.0	1.0	846	$750	$0.89	44d	1	1.03mi
650 Wynn Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	820	$914	$1.11	14d	2	1.04mi
4947 7 Pine Cir Unit 4947 Huntsville, AL	1.0	1.0	744	$700	$0.94	14d	1	1.04mi
6200 Rime Village Dr NW Huntsville, AL	3.0	1.0–2.0	1015	$1,112	$1.10	14d	45	1.06mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1088	$1,113	$1.02	14d	14	1.07mi
1601 Sparkman Dr NW Unit 108 Huntsville, AL	2.0	2.0	1072	$950	$0.89	44d	1	1.07mi
1501 Old Monrovia Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	948	$984	$1.04	14d	20	1.10mi
100 Rockcrest Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	1000	$1,124	$1.12	14d	12	1.12mi
1505 Sparkman Dr NW Huntsville, AL	2.0–3.0	1.5–2.0	1150	$1,069	$0.93	21d	4	1.14mi
393 Johns Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	963	$1,199	$1.25	14d	16	1.17mi
1535 Sparkman Dr NW Huntsville, AL	2.0	1.0–1.5	940	$959	$1.02	44d	1	1.18mi
4524 Bonnell Dr NW Unit C Huntsville, AL	2.0	1.0	800	$750	$0.94	14d	1	1.21mi
1503 Halston Cir NW Unit D Huntsville, AL	2.0	2.0	1030	$850	$0.83	44d	1	1.23mi
1510 Halston Cir NW Unit A Huntsville, AL	2.0	2.0	1000	$850	$0.85	44d	1	1.23mi
4514 Bonnell Dr NW Unit C Huntsville, AL	2.0	1.0	833	$775	$0.93	44d	1	1.27mi
149 Indian Creek Rd NW Huntsville, AL	1.0–2.0	1.0–2.0	921	$1,050	$1.14	14d	15	1.32mi

HOA detail condo

• Monthly dues: $165 · $1,980/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $107,000 Active 55 DOM
2. 2026-06-17
   days on market $107,000 Active 54 DOM
3. 2026-06-16
   days on market $107,000 Active 53 DOM
4. 2026-06-15
   days on market $107,000 Active 52 DOM
5. 2026-06-14
   days on market $107,000 Active 50 DOM
6. 2026-06-10
   days on market $107,000 Active 47 DOM
7. 2026-06-09
   days on market $107,000 Active 46 DOM
8. 2026-06-08
   days on market $107,000 Active 45 DOM
9. 2026-06-07
   days on market $107,000 Active 44 DOM
10. 2026-06-03
    days on market $107,000 Active 40 DOM
11. 2026-06-02
    days on market $107,000 Active 39 DOM
12. 2026-06-01
    days on market $107,000 Active 38 DOM
13. 2026-05-31
    days on market $107,000 Active 37 DOM
14. 2026-05-30
    days on market $107,000 Active 36 DOM
15. 2026-04-24
    listed $107,000 Active 684-char remark

ⓘ 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: $12,549
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − HOA: −$1,980
• − Depreciation: −$3,113
• Taxable loss: −$2,685
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $-295/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 80/100 Cosmetic rehab

This renovated condo features a well-maintained interior with good condition throughout. It is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Replace the ceiling fan with a more energy-efficient model — Improves energy efficiency and adds a modern touch.
• Both Install a smart thermostat — Enhances energy efficiency and adds a modern touch, potentially increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace the ceiling fan with a more energy-efficient model — Improves energy efficiency and adds a modern touch. ↑
• Both Install a smart thermostat — Enhances energy efficiency and adds a modern touch, potentially increasing both resale 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

1 event — show timeline

• 2026-04-24 Listed $107,000 VMLS