3469 Kilgore Farm Rd · Huntington, WV 25701

$95,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 33 Days on market

Built 1989 Fair condition 0.81 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect home in a rural setting with privacy galore look no further. it is close to town but also out in the country far enough to enjoy country living. Features three bedroom and two full baths with a large open floor plan in the living room area with lots of space to entertain and a large deck built on the rear of the home to enjoy sitting on the porch all of this on almost one acre of land . priced for a quick sale ! make your appointment today!

Key facts

• Large deck
• One level
• Mountain views

Tags

• COUNTRY RURAL SETTING
• ONE LEVEL
• LARGE DECK
• MOUNTAIN VIEWS

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Manufactured double-wide home; Single-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Rolling slope lot

Interior

• Kitchen: Dishwasher; Range; Oven
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Range; Oven; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Wayne County Schools (rural): math 25% / reading 38% proficiency, ranked #25 of 55 in WV (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Buffalo Elementary School (math 52% / reading 47%, grade D, #49 of 377 statewide, top 16%, 407 students, 0% FRL); Buffalo Middle School (math 43% / reading 49%, grade D+, #8 of 109 statewide, top 6%, 252 students, 0% FRL); Spring Valley High School (math 17% / reading 47%, grade F, #55 of 110 statewide, top 59%, 910 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 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; 67 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.62×
• Total profit: $16,533
• Equity at exit: $14,165

10-year hold

• IRR: 26.9%
• Equity multiple: 3.95×
• Total profit: $78,433
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $391

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $95,000 Pending 33 DOM
2. 2026-06-09
   days on market $95,000 Active 31 DOM
3. 2026-06-08
   days on market $95,000 Active 30 DOM
4. 2026-06-07
   days on market $95,000 Active 29 DOM
5. 2026-06-05
   pricedays on market $95,000 Active 26 DOM
6. 2026-06-03
   days on market $104,900 Active 25 DOM
7. 2026-06-02
   days on market $104,900 Active 24 DOM
8. 2026-06-01
   days on market $104,900 Active 23 DOM
9. 2026-05-31
   days on market $104,900 Active 22 DOM
10. 2026-05-30
    days on market $104,900 Active 21 DOM
11. 2026-05-22
    status Active
12. 2026-05-15
    status Pending
13. 2026-05-01
    listed $104,900 Active
14. 2022-09-16
    soldstatus $91,000 470-char remark

    Show marketing remark (470 chars)

    Looking for the perfect home in a rural setting with privacy galore look no further. it is close to town but also out in the country far enough to enjoy country living. Features three bedroom and two full baths with a large open floor plan in the living room area with lots of space to entertain and a large deck built on the rear of the home to enjoy sitting on the porch all of this on almost one acre of land . priced for a quick sale ! make your appointment today!

15. 2022-08-17
    listed $89,000 470-char remark

    Show marketing remark (470 chars)

    Looking for the perfect home in a rural setting with privacy galore look no further. it is close to town but also out in the country far enough to enjoy country living. Features three bedroom and two full baths with a large open floor plan in the living room area with lots of space to entertain and a large deck built on the rear of the home to enjoy sitting on the porch all of this on almost one acre of land . priced for a quick sale ! make your appointment today!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,911
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,764
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,880/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

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily focusing on painting and landscaping. Updates to these areas would significantly enhance its resale and rental value.

Repairs flagged

• Major paint — extensive wear on interior walls
• Minor kitchen cabinets — slight wear
• Minor bathroom cabinets — slight wear
• Major landscaping — bare yard with no landscaping

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Resale kitchen cabinets — newer cabinets improve functionality and aesthetics
• Resale bathroom cabinets — newer cabinets improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · extensive wear on interior walls	Major	$15,000–50,000
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom cabinets · slight wear	Minor	$500–3,000
landscaping · bare yard with no landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Resale kitchen cabinets — newer cabinets improve functionality and aesthetics ↑
• Resale bathroom cabinets — newer cabinets improve functionality and aesthetics ↑

ⓘ 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: Wayne County Schools
• NCES district ID: 5401500
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 38% ▼ -10.00%
• Median HH income: $36,283
• Composite: 26.08/100
• National rank: #7297
• State rank: #25 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

• 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 (Wayne County) Hauer SSP2

• Today (2025): 38,267 people
• By 2030: 36,578 · -4.4%
• By 2040: 33,034 · -13.7%
• By 2050: 29,671 · -22.5%
• By 2075: 22,901 · -40.2%
• By 2100: 17,421 · -54.5%

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 · Wayne

• 2024 margin: Solid R (+53.4) · D 22.4% · R 75.8% · Other 1.8%
• 2008→2024 swing: -35.1pp toward R · 2008: -18.2pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+50.1 2016: R+51.3 2012: R+27.0 2008: R+18.2

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

+17.9% since first listed

5 events — show timeline

• 2026-05-22 Relisted — HBRMLS
• 2026-05-15 Pending — HBRMLS
• 2026-05-01 Listed $104,900 HBRMLS
• 2022-09-16 Sold (MLS) $91,000 HBRMLS
• 2022-08-17 Listed $89,000 HBRMLS