1128 3rd Ave · Huntington, WV 45619

$148,400

2 bd · 1.5 ba · 1,447 sqft · SingleFamily · 79 Days on market

Built 1945 Fair condition 3,485 sqft lot $103/sqft · 12% below area Est $169k · 12% under

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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).

• Cash flow +22.9/30.0
• ARV discount +12.9/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a corner lot, this unique property offers options for a 2-3 bedroom single family home, or a business with a 2 bedroom home or rental. Currently set up as an office plus a 2 Bedroom rental, the office/"Bonus Room" could function as a large primary suite with ensuite 1/2 bath and room for seating for a private living room. The kitchen features solid oak cabinets. With a spacious living room, 2 bedrooms and full bath, this property has a lot of options to consider.

Key facts

• Solid oak cabinets
• Ensuite 1/2 bath
• Large primary suite

Tags

• CORNER LOT
• SOLID OAK CABINETS
• OFFICE BONUS ROOM
• LARGE PRIMARY SUITE
• ENSUITE 1/2 BATH
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.5% in Huntington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, crime F, employment F.
• Chesapeake Union Exempted Village (suburban): math 40% / reading 57% proficiency, ranked #461 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,496 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $168,627
• List price: $148,400
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Township Road 1213	0.60mi	3/1.0 (+1)	1,464 (+1%)	17mo	$132,000	$90	49
63 Township Road 1197	0.59mi	3/1.5 (+1)	1,314 (-9%)	6mo	$125,840	$96	47
11 Platinum Dr	0.62mi	3/2.0 (+1)	1,554 (+7%)	6mo	$193,500	$125	47
181 Township Road 1043	0.25mi	3/2.0 (+1)	1,304 (-10%)	22mo	$85,000	$65	46
39 Township Road 1197	0.62mi	3/1.5 (+1)	1,298 (-10%)	18mo	$162,655	$125	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-11,545
• Equity at exit: $22,127

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $6,226
• Equity at exit: $12,831

Cash invested: $41,552 (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 45619

• Home prices YoY: -10.6%
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$778
• Tax est. 1.5%: −$186 /mo · $2,226/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $195

Break-even live

Break-even rent $1,382

Max offer price $148,400

Occupancy floor 83%

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: $37,100
• Closing costs: $4,452
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $148,400 Active 79 DOM
2. 2026-06-18
   days on market $148,400 Active 78 DOM
3. 2026-06-17
   days on market $148,400 Active 77 DOM
4. 2026-06-16
   days on market $148,400 Active 76 DOM
5. 2026-06-15
   days on market $148,400 Active 75 DOM
6. 2026-06-14
   days on market $148,400 Active 73 DOM
7. 2026-06-12
   days on market $148,400 Active 72 DOM
8. 2026-06-09
   days on market $148,400 Active 69 DOM
9. 2026-06-08
   days on market $148,400 Active 68 DOM
10. 2026-06-07
    pricedays on market $148,400 Active 67 DOM
11. 2026-06-05
    days on market $149,900 Active 64 DOM
12. 2026-06-02
    days on market $149,900 Active 62 DOM
13. 2026-06-01
    days on market $149,900 Active 61 DOM
14. 2026-05-31
    days on market $149,900 Active 60 DOM
15. 2026-05-30
    days on market $149,900 Active 59 DOM
16. 2026-03-31
    listed $149,900 Active 488-char remark

    Show marketing remark (488 chars)

    Located on a corner lot, this unique property offers options for a 2-3 bedroom single family home, or a business with a 2 bedroom home or rental. Currently set up as an office plus a 2 Bedroom rental, the office/"Bonus Room" could function as a large primary suite with ensuite 1/2 bath and room for seating for a private living room. The kitchen features solid oak cabinets. With a spacious living room, 2 bedrooms and full bath, this property has a lot of options to consider.

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 77% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,554
• − Mortgage interest: −$8,313
• − Property taxes: −$2,226
• − Insurance: −$1,540
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,317
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,336/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 · 1 photo

Fair 45/100 Moderate rehab

The property requires significant exterior repairs and maintenance to improve its curb appeal and overall condition, with a moderate level of renovation needed.

Repairs flagged

• Major Driveway — Significant cracking and unevenness
• Major Fencing — Old and weathered
• Major Landscaping — Sparse and unkempt
• Major Siding — Aged and may need repainting

Value-add opportunities

• Both Driveway repair — Improves curb appeal and functionality
• Both Fencing replacement — Enhances property value and security
• Both Landscaping maintenance — Boosts curb appeal and property value
• Both Siding repainting — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Significant cracking and unevenness	Major	$15,000–50,000
Fencing · Old and weathered	Major	$15,000–50,000
Landscaping · Sparse and unkempt	Major	$15,000–50,000
Siding · Aged and may need repainting	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Driveway repair — Improves curb appeal and functionality ↑
• Both Fencing replacement — Enhances property value and security ↑
• Both Landscaping maintenance — Boosts curb appeal and property value ↑
• Both Siding repainting — Enhances curb appeal and property 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: Chesapeake Union Exempted Village
• NCES district ID: 3904529
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $46,731
• Composite: 41.16/100
• National rank: #3553
• State rank: #461 of 656 in OH

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: Lawrence
• City population: 25,795
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 7,273
• Household income: $57,525
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 17.4

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 57,915 people
• By 2030: 55,650 · -3.9%
• By 2040: 50,523 · -12.8%
• By 2050: 45,103 · -22.1%
• By 2075: 32,441 · -44.0%
• By 2100: 21,754 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -35.2pp toward R · 2008: -15.3pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.6 2016: R+43.9 2012: R+15.5 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.15%
• Current HPI: 170.5086
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-31 Listed $149,900 HBRMLS