1636 West Rd · Huntington, WV 25701

$129,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 63 Days on market

Built 2022 0.84 ac lot

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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 +7.5/15.0
• DSCR +7.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently refreshed home on almost an acre with additional land available to convey at closing. Located close to town and all amenities but also towards the end of a road, on top of a hill for some privacy. With 3 bedrooms and 2 full baths and a split, open floor plan this home is perfect for entertaining! Seller may offer financing based on credit approval.

Key facts

• 0.84 acre lot
• Built 2022
• Listed 62 days

Property features AI

Exterior

• Home design: Manufactured double-wide home; Single-story
• Construction: Vinyl siding; Shingle roof; Built on crawl space
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (2.1% below list).
• Recommended offer: $122k (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.
• 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.
• 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.5

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $123
• Equity at exit: $19,369

10-year hold

• IRR: 13.9%
• Equity multiple: 2.35×
• Total profit: $49,156
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $228

Break-even live

Break-even rent $984

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2956 Auburn Rd Huntington, WV	1.0–2.0	1.0	767	$1,050	$1.37	43d	2	0.95mi

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 63 DOM
2. 2026-06-18
   days on market $129,900 Active 62 DOM
3. 2026-06-17
   days on market $129,900 Active 61 DOM
4. 2026-06-16
   days on market $129,900 Active 60 DOM
5. 2026-06-15
   days on market $129,900 Active 59 DOM
6. 2026-06-14
   days on market $129,900 Active 57 DOM
7. 2026-06-12
   days on market $129,900 Active 56 DOM
8. 2026-06-09
   days on market $129,900 Active 53 DOM
9. 2026-06-08
   days on market $129,900 Active 52 DOM
10. 2026-06-07
    days on market $129,900 Active 51 DOM
11. 2026-06-05
    pricedays on market $129,900 Active 48 DOM
12. 2026-06-03
    days on market $134,900 Active 47 DOM
13. 2026-06-02
    days on market $134,900 Active 46 DOM
14. 2026-06-01
    days on market $134,900 Active 45 DOM
15. 2026-05-31
    days on market $134,900 Active 44 DOM
16. 2026-05-30
    days on market $134,900 Active 43 DOM
17. 2026-04-17
    listed $134,900 Active
18. 2026-02-10
    soldstatus $117,806
19. 2022-07-27
    soldstatus $5,600

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

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $501 · $42/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$265/yr (+$22/mo · 52.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $15,264
• − Mortgage interest: −$7,276
• − Property taxes: −$501
• − Insurance: −$650
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,779
• Taxable income: $615
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,585/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

+2308.9% since first listed

3 events — show timeline

• 2026-04-17 Listed $134,900 HBRMLS
• 2026-02-10 Sold (Public Records) $117,806 Public Records
• 2022-07-27 Sold (Public Records) $5,600 Public Records

Property tax history

+0.8%/yr

Latest (2025): $501 · +11.6% YoY. Source: county tax records.