420 W 8th Ave · Huntington, WV 25701

$39,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 44 Days on market

Built 1919 3,920 sqft lot ↓ 13% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location is everything! This home is situated just 2 miles from the Marshall University campus, making it a prime candidate for student housing. With the high demand for rentals near the university, this property represents a fantastic opportunity to secure a steady rental income stream. Don't miss out on this Huntington opportunity—perfect for those looking to add value and capitalize on the nearby university crowd! Home needs some TLC. Buyer to do their own due diligence.

Key facts

• Steady rental income
• 3,920 sq ft lot
• Built 1919

Tags

• STEADY RENTAL INCOME
• HUNTINGTON OPPORTUNITY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence (detached); 2 stories
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Wood fencing; Level lot; River frontage / river view

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Gas log fireplace; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 6.5% in Huntington — 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 79/100 on livability (#16 in WV, #2,045 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Cabell County Schools (urban): math 31% / reading 42% proficiency, ranked #13 of 55 in WV (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southside Elementary (math 37% / reading 42%, grade F, #108 of 377 statewide, top 33%, 400 students, 0% FRL); Huntington Middle School (math 21% / reading 35%, grade F, #66 of 109 statewide, top 63%, 647 students, 0% FRL); Huntington High School (math 26% / reading 50%, grade F, #31 of 110 statewide, top 28%, 1,704 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+10.6%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Cabell County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.23% ✓
• Cap rate: 28.99%
• Cash-on-cash: 81.05%
• DSCR: 4.61
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $145,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
749 3rd St	0.15mi	3/2.0	1,300 (-3%)	7mo	$179,000	$138	77
501 South Blvd	0.60mi	3/1.5	1,275 (-5%)	4mo	$185,000	$145	58
807 5th St	0.06mi	2/1.5 (-1)	1,156 (-14%)	11mo	$70,000	$61	58
614 11th Avenue #3b Ave	0.35mi	2/1.0 (-1)	1,216 (-10%)	7mo	$108,000	$89	57
614 11th Ave. Apt. 2A Ave	0.35mi	2/1.0 (-1)	1,260 (-6%)	14mo	$136,500	$108	57
317 W 5th Ave	0.61mi	3/1.5	1,392 (+4%)	8mo	$22,500	$16	57
614 11th Avenue 3A Ave	0.35mi	2/1.0 (-1)	1,216 (-10%)	9mo	$141,000	$116	55
831 4th Ave #200 Ave	0.53mi	2/2.0 (-1)	1,370 (+2%)	12mo	$275,000	$201	53
1021 11th Ave	0.66mi	3/1.5	1,456 (+8%)	1mo	$113,000	$78	53
942 10th Ave Unit 5 Ave	0.53mi	2/2.0 (-1)	1,442 (+7%)	13mo	$155,000	$107	43
328 7th Ave. Ave W	0.59mi	3/1.5	1,505 (+12%)	10mo	$95,000	$63	42
933 12th Avenue Unit #202 Ave	0.62mi	2/2.0 (-1)	1,142 (-15%)	2mo	$265,000	$232	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 86.8%
• Equity multiple: 5.33×
• Total profit: $47,326
• Equity at exit: $5,815

10-year hold

• IRR: 91.1%
• Equity multiple: 13.09×
• Total profit: $132,044
• Equity at exit: $3,372

Cash invested: $10,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 25701

• Home prices YoY: -8.7%
• Rents YoY: 10.6%
• Active inventory: 127
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $738

Break-even live

Break-even rent $326

Max offer price $39,000

Occupancy floor 36%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 6th Ave Huntington, WV	1.0–2.0	1.0	825	$925	$1.12	43d	1	1.37mi

Listing history 19 events

1. 2026-06-19
   days on market $39,000 Active 44 DOM
2. 2026-06-18
   days on market $39,000 Active 43 DOM
3. 2026-06-17
   days on market $39,000 Active 42 DOM
4. 2026-06-16
   days on market $39,000 Active 41 DOM
5. 2026-06-15
   days on market $39,000 Active 40 DOM
6. 2026-06-14
   days on market $39,000 Active 38 DOM
7. 2026-06-12
   days on market $39,000 Active 37 DOM
8. 2026-06-09
   days on market $39,000 Active 34 DOM
9. 2026-06-08
   days on market $39,000 Active 33 DOM
10. 2026-06-07
    days on market $39,000 Active 32 DOM
11. 2026-06-05
    days on market $39,000 Active 29 DOM
12. 2026-06-03
    days on market $39,000 Active 28 DOM
13. 2026-06-03
    price $39,000 Active 27 DOM
14. 2026-06-02
    days on market $45,000 Active 27 DOM
15. 2026-06-01
    days on market $45,000 Active 26 DOM
16. 2026-05-31
    days on market $45,000 Active 25 DOM
17. 2026-05-30
    days on market $45,000 Active 24 DOM
18. 2026-05-19
    price $65,000
19. 2026-05-06
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $440 · $37/mo
• Projected year-2 tax: $440 · $37/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 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,114
• − Mortgage interest: −$2,185
• − Property taxes: −$440
• − Insurance: −$195
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,135
• Taxable income: $8,742
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $6,753/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: Cabell County Schools
• NCES district ID: 5400180
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $36,426
• Composite: 30.26/100
• National rank: #6285
• State rank: #13 of 55 in WV

Livability — Huntington

• Score: 79/100
• State rank: #16
• US rank: #2045

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, WV
• County: Cabell County · 30,893 people
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 21,197
• Household income: $56,292
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1186.0

Population outlook (Cabell County) Hauer SSP2

• Today (2025): 97,574 people
• By 2030: 98,060 · +0.5%
• By 2040: 98,817 · +1.3%
• By 2050: 100,185 · +2.7%
• By 2075: 105,895 · +8.5%
• By 2100: 105,948 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Cabell

• 2024 margin: Strong R (+21.9) · D 38.0% · R 59.9% · Other 2.0%
• 2008→2024 swing: -11.8pp toward R · 2008: -10.1pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.0 2016: R+25.5 2012: R+13.9 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.39%
• Current HPI: 202.9629
• Rent YoY: ▲ 10.58%
• Metro: Huntington-Ashland, WV-KY-OH
• State GDP YoY: —
• F500 in state: 0

Price history

-13.3% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $65,000 NCWVREIN
• 2026-05-06 Listed $75,000 NCWVREIN

Property tax history

+13.8%/yr

Latest (2025): $440 · +15.3% YoY. Source: county tax records.